128 24 26018 https://digitalcollections.library.gvsu.edu/files/original/da3d978564f05a1c42a9d2cc6631029b.pdf 748b8b29e08c84f29b1aad29b50b28e7 PDF Text Text FOR IMMEDIATE RELEASE CONTACT: ANGELA LIND TUESDAY, FEBRUARY 11, 1975 477-1540 JOSE JIMENEZ, 46th WARD ALDER.MANIC CANDIDATE, PUBLISHES COMPLETE LIST OF CAMPAIGN INCOME AND EXPENSES: CALLS ON REGULARS TO DO SAME. Jose Cha-Cha Jimenez, 46th Ward Aldermanic candidate, issued the following statement this morning. "In the last months of this campaign I have been viciously and slanderously attacked by my opponent, the present alderman of the 46th ward. Among other charges, he has stated to voters and to reporters that the fi.nancing of my campaign came from 'suspicious' sources. His campaign workers have even said that my campaign was finance d by the sale of drugs. I am here today to put an end to these vicious rumors by making a complete disclosure of my campaign finances, as I promised when my candidacy was announced, and to call upon my opponent to do the same. "I have filed my financial statements with the Board of Elections, which according to Illinois State law, all candidates must do. At the same time, this law only requires a disclosure of finances beginning January 1, 1975. Candidates may have gathered in many hidde n contributions before that date and not be required legally to disclose them. Therefore I am making a full disclosure of!.!! campaign contributions and expenditures since the beginning of my campaign. "I am proud of the spirit of sacrifice that has made this campaign possible. When we announced in June and even months prior to that, ordinary people, factory workers and residents of this community had pooled their salaries to live more cheaply, - more - �and put money away in savings for this campaign. sold at up to Sl a button. Thousands of buttons have been Many small contribut1.ons have come from concerned people throuohout the ward and the city. Artists and printers have donated their skills and many are alAo working in the precincts. Commur1ity organi.zations have allowed t he campaiqn te1 use their mimeographing equipment and typewriters. It has been and is a real community based campaign that through hard work and sacrifice has become an effective and professionally run campaign. All campaiqn staff are volunteer; there are no paid staff nor public relations consultants. "I am calling on my opponent to disclose ~ finances as fully as I have: to open ~p the records of the 46th ward regular organization and disclose his backers to the public, I am calling also for an end to rumors and mudslinging on the part of his campaign and a return to a campaign based on the issues that affect the people of our ward. "We are confident of victory, because of the support of the people and because of the commitment and self-sacrifice of our campaign workers." SEE ATTACJ~D FINANCIAL INFORMATION �NEWS FROM • • • Citizens for Jose Cha-Cha Jimenez, 3500 N. Broadway, Chicago, Ill. 60657 ADDITIONAL MATERIAIS, SEE ACCOMPANYING RELEASE FEBRUARY 11, 1975 For More Information, Please Contact: Angela Lind 477-1540 FOR IMMEDIATE RELEASE JOSE JIMENEZ, 46th WARD ALDERMANIC CANDIDATE, PUBLISHES COMPLETE LIST OF CAMPAIGN INCOME AND EXPENSES; 1. Following is a summary of income and expenditures of this campaign for the period August, 1974 through February 8, 1975 by category. A. Income 1. 2. 3. 4. TOTAL: B. 5~ 6. 7. a. 9. 10. 11. 12. TOTAL: c. $5,509.62 1,956.61 210.77 1,165.21 8,842.21 - general contributions through sale of campaign buttons collections at parties & meetings loans - printing paper & other office materials postage rent (includes security deposit) utilities (includes phone deposits) buttons rental of billboard space radio time lumber & other conatruction supplies typesetting & art supplies Expenditures 1. 2. 3. 4. $2,916.75 360.89 1,025.00 1,125.00 824.46 255.00 648.00 120.00 66.22 132.87 234.52 35.88 7,744.59 food miscellaneous Balance Total Income Total Expenditures BALANCE FORWARD 2. CALLS ON REGULARS TO DO SAME. 8,842.21 7,744.59 1,097.62 On Deposit cash On Hand BALANCE FORWARD + 1,000.00 97.62 1,097.62 Following is a list of income for the period August, 1974 through February 8, 1975 by month. A. August, 1974 Button Sales John Miscunski Pierre LeBreton TOTAL 294.50 250.00 100.00 644.50 - MORE - �p. 2 of supplement CITIZENS FOR JOSE CHA-CHA JIMBNEZ SUPPLEMENTARY INFORMATION (Continued) February 11, 1975 FOR IMMEDIATE RELEASE JIMENEZ CAMPAIGN FINANCIAL INFORMATION (continued) 2. List of income by month (continued) B. Septernber, 1974 NONE c. October, 1974 NON£ o. November, 1974 Button Sales Fat Kaplan Robert Howard Cesaro. Ballaftos John Walsh Elizabeth White Sol Golden Faith Schumaker Susan Rosenbloom Nick Norris John Rossen Steven Gold Adeline Kashmere Paul Siegel James Ratner Thomas Lindsey TOTAL E. 332 .11 224.00 20.00 30.00 10.00 10.00 10.00 s.oo 250.00 10.00 15.00 250.00 2.40 126.72 64.00 75.00 1,434.23 Decetllber, 1974 Collections Button Sales Catherine Archibald Karen Richardson Candy Espada Gloria Perez David Ballestas Robin Kaufman G. Marie Leaner Manuel Barbosa Joan Wallace J. Hart Marc Kaplan c. M:::Millan Faith Schumacker Bob Gibson John Sales 44. 77 487.00 250.00 20.00 2.00 10.00 10.00 s.oo 5.00 15.00 250.00 250.00 250.00 1.00 11.00 20.00 10.00 - MORE - �p. ! ~~BaUMY l l , 1975 c,~ supplement SUPPLEMENTARY INFORMATION (Continued) for IMMEDIATE RELEASE JIMENEZ CAMPAIGN FINANCIAL INFORMATION (continued) 2. List of income by month (continued) E. December, 1974 (continued) Chris Colon Eugene Eulingberg Barbara Lowenstein Sidney Lens Susan Avila Paul Terkel E. Cose Leroi Jones Zonzie Lorraine Blue Linda Turner Frederick Spaulding John Block R. Bady Ben Rodriguez F. 25.00 25.00 s.oo 10.00 2.00 s.oo .so s.oo 10.00 TOTAL 15.00 s.oo 25 . 00 so .oo 25 .0C s.oo __ 10 .00 2 ,4 18.27 650. 00 3,068 . 27 300.00 200.00 10.00 25.00 January, 1975 Collections Benefits Jeri Riddle Frank Oliver Ida Terkel Rose Ratner Sl!muel Betances H.s. Morrison Edwin Vagas Alberto Mata Margaret Schmidt Richard Jackson Toby Prinz Henrietta Moore Herman Gruber Louise Chapman G. Carmello Rodr ig ue2 Nanette Rutherfor d Pat Hughes Sy lvia Ste ··art Vera Lea f Pearl Max Torres Milton Certer SUBTOTAL Loan - Campaign for Commun ity Contro l 10.00 10.00 Carl MacKi Arnie O!-:an"': Richard C,:fr1en George Atk ins Carol A. ~ola Hawk Paul Moreno Frank & Vivian Archer Jorge Betluchamp Pe ul & Heather B::,ct: Miguel Chevere Steve Romero Randy Salt z Cami lle Nash SUBTOTAL Loan - J ~mes Chaprran TOTAL 22.00 93.00 20.00 25.00 75.00 15.00 75.00 1.00 20.00 20.00 10.00 10.00 5.00 rn.oo 10.00 20.00 1.00 5.00 20<' ,v 250 . 00 ·2 .co .! 5 .oo :.s .oo 10. 00 20 .00 1s.00 5 . U( 360.0C 1 20 . 00 1,519 .oo 515.21 2,0 34.21 February 1st through 8th, 1975 A. Kautt James Chapman Fred Walker Ellis Lev in Collections 51.00 Buttons 843.00 Higni thio Lucas 10.00 Shirley Clark 5.00 Carlos Delgado s.oo Joe Giola 25.00 Hilda Frontaney 2.00 w.H. Ferry & Carol Bernstein Ferry 500.00 Jack Spiegel 30.00 Laurie & Pierre LeBretonlS.00 K. Hummer 5 . 00 Roger s ~.enkiew:i.e~ John Bleck Melvin Thurman Carmen Velez Lambert King Norman Palmer Thomas Shefcik Pat - MORE - & Tom Timm s .oo 10.00 5.00 1 0 . 00 5 . 00 10 .C'} s.oo 10.00 so.co 25.00 10.00 25.00 1, 6 0 1 . 00 �CITIZENS FOR JOSE CHA-CHA JIMENEZ p. 4 of FEBRUARY 11, 1975 supplement SUPPLEMENTARY INFORMATION (Continued) FOR IMMEDIATE RELEASE JIMENEZ CAMPAIGN FINANCIAL INFORMATION (continued) 3. Following is a list of expenditures for the period August, 1974 through February 8 , 1975 by month. A. August, 1974 End of Month Balance: 644.50 120.00 - radio time 255.00 - buttons 7.06 End of Month Balance: 382.06 262.44 End of Month Balance: 262.44 NONE B. September, 1974 WEOC Artesian Specialties Bank Charges 'l'OTAL: c. $ October, 1974 NONE D. November, 1974 Kenny Paper Co. Metro Media Progress Press Globe Posters A & E Rubber Stamp Wagner Litho Midwest Printing Kenny Paper Co. u.s. Post Office 224.00 648.00 110.00 557.50 2.40 196.00 64.00 126.72 75.00 2,003.62 - paper rental of 12 large billboards for 3 monthA •· printing printing rubber stamp printing printing paper postage End of Month Balance: -306.95 Computype 50.00 Tony Karnezis 375.00 Tony Karnezis 375.00 Waqner Litho 227.00 Illinois Bell Telephone 78.25 Ill. Bell Tel. 200.00 Wagner Litho 92.00 u.s. Post Office 300.00 Bank Charges 2.30 W.gner Litho 29.50 .u.s. Post Office 650.00 TOTAL: 2,379 .OS - typesetting security deposit rent printing advance payment phone deposit printing postage TOTAL E. F. December, 1974 - printing - postage End of Month Balance: January, 1975 Computype Miscellaneous 75.00 4.20 4.15 7.87 - typesetting office supplies lumber art supplies - more - 382.27 �CITIZENS FOR JOSE CHA-CHA JIMENEZ p. 5 of supplement FEBRUARY SUPPLEMENTARY INFORMATION (continued) Fl:>R IMMEDIATE RELEASE JIMENEZ CAMPAIGN FINANCIAL INFORMATION 3. 11, 1975 (continued) List of expenditures by month (continued) F. January, 1975 (continued) Tony Karnez i8 Bank Adjustment Berland Printing Ill. Bell Telephone Berland Printing TOTAL G. 26 • 54 201.24 31.00 375.00 20.25 360.00 515.21 120.00 1,740.46 - food for warkers ' part,, for voter registrution day phone rent bounced check printing phones printing End of Month Baliince: 676.02 :food February 1st through 8th, 1975 so.co - Office L SUBTOTAL Cash carried forward Berland Printing Bank Charges Berland Printing TOTAL 25.34 3.57 6.74 13.13 48.78 - see breakdown below lumber & varnish office supplies food lumber for signs 1.22 _/ 870.75 - printing 6.27 290.00 - printing 23.60 - lumber for signs 1,239.40 End of Period Balance: - 30 - 1,097.62 � 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 Young Lords in Lincoln Park Collection Subject The topic of the resource Young Lords (Organization) Puerto Ricans--United States Civil Rights--United States--History Lincoln Park (Chicago, Ill.) Personal narratives Social justice Community activists--Illinois--Chicago Description An account of the resource Collection of oral history interviews and digitized materials documenting the history of the Young Lords Organization in Lincoln Park, Chicago. Interviews were conducted by Young Lords' founder, José “Cha-Cha” Jiménez, and documents were digitized from Mr. Jiménez' archives. The Young Lords in Lincoln Park collection grows out of the ongoing struggle for fair housing, self-determination, and human rights that was launched by Mr. José “Cha-Cha” Jiménez, founder of the Young Lords Movement. This project is dedicated to documenting the history of the displacement of Puerto Ricans, Mejicanos, other Latinos, and the poor from Lincoln Park, as well as the history of the Young Lords nationwide. Creator An entity primarily responsible for making the resource Jiménez, José, 1948- Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/491">Young Lords in Lincoln Park collection (RHC-65)</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 2017-04-25 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 video/mp4 application/pdf Language A language of the resource eng spa Type The nature or genre of the resource Moving Image Text Identifier An unambiguous reference to the resource within a given context RHC-65 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 2012-2017 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-65_1975-02-11_aldermanic-press-release Creator An entity primarily responsible for making the resource Citizens for Jose Cha-Cha Jimenez Date A point or period of time associated with an event in the lifecycle of the resource 1975-02-11 Title A name given to the resource José Cha-Cha Jiménez Campaign Finance Disclosure Description An account of the resource Press release from Citizens for Jose Cha-Cha Jimenez regarding Jiménez' campaign finance disclosure and calls for opponents to do the same. Subject The topic of the resource Young Lords (Organization) Young Lords (Organization) History Puerto Rican Civil rights Puerto Rican Social conditions Chicago (Ill.) Civil rights movements Community activists Source A related resource from which the described resource is derived Young Lords in Lincoln Park collection (RHC-65) Relation A related resource Young Lords in Lincoln Park interviews Rights Information about rights held in and over the resource In Copyright 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 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1970s https://digitalcollections.library.gvsu.edu/files/original/5508d1e6e026f312d4c937d1d50f75b3.pdf 7cec31f6d542b657544a48f116c9049f PDF Text Text JOSE CHA-CHA JIMENEZ Candidate for Alderman 46th Ward will Speak on Tues. Feb. 11th at Stockton School 4420 N. Beacon St SPONSORED BY STOCKTON SCHOOL PARENT ADVISORY COUNCIL at 8pm come, listen . .. discuss the issues in our community Citizens for Jose Cha-Cha Jimenez 3500 N. Broadway, Chicago, Ill. 60657 334-9556 549-9457 477-1540 � 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 Young Lords in Lincoln Park Collection Subject The topic of the resource Young Lords (Organization) Puerto Ricans--United States Civil Rights--United States--History Lincoln Park (Chicago, Ill.) Personal narratives Social justice Community activists--Illinois--Chicago Description An account of the resource Collection of oral history interviews and digitized materials documenting the history of the Young Lords Organization in Lincoln Park, Chicago. Interviews were conducted by Young Lords' founder, José “Cha-Cha” Jiménez, and documents were digitized from Mr. Jiménez' archives. The Young Lords in Lincoln Park collection grows out of the ongoing struggle for fair housing, self-determination, and human rights that was launched by Mr. José “Cha-Cha” Jiménez, founder of the Young Lords Movement. This project is dedicated to documenting the history of the displacement of Puerto Ricans, Mejicanos, other Latinos, and the poor from Lincoln Park, as well as the history of the Young Lords nationwide. Creator An entity primarily responsible for making the resource Jiménez, José, 1948- Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/491">Young Lords in Lincoln Park collection (RHC-65)</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 2017-04-25 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 video/mp4 application/pdf Language A language of the resource eng spa Type The nature or genre of the resource Moving Image Text Identifier An unambiguous reference to the resource within a given context RHC-65 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 2012-2017 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-65_1975-02-11_en-aldermanic-poster Creator An entity primarily responsible for making the resource Citizens for Jose Cha-Cha Jimenez Date A point or period of time associated with an event in the lifecycle of the resource 1975-02-11 Title A name given to the resource Jiménez Campaign Flyer Description An account of the resource Campaign flyer for José Cha-Cha Jiménez speaking engagement on February 11, 1975, in English. Subject The topic of the resource Young Lords (Organization) Young Lords (Organization) History Puerto Rican Civil rights Puerto Rican Social conditions Chicago (Ill.) Civil rights movements Community activists Source A related resource from which the described resource is derived Young Lords in Lincoln Park collection (RHC-65) Relation A related resource Young Lords in Lincoln Park interviews Rights Information about rights held in and over the resource In Copyright 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 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1970s https://digitalcollections.library.gvsu.edu/files/original/419151e8b750660a852d26e46d13b001.pdf 0ec313775c897ed2608fe2ecbe5041c1 PDF Text Text JOSE CHA-CHA JIMENEZ Candiclato por Alderman Ward · . 46 Hablarli el Martes ·11 de Feb. en La Escuela Stockton 4420 N. Beacon St PATROCINAOO POR EL CONSEJO DE PADRES DE LA ESCUELA STOCKTON a las 8pm venga, escuche y discuta pr ...as de nuestra comunidad Ciudadanos para Jose Cha-Cha Jimenez 3500 N. Broadway, Chicago, Ill. 60657 334-9556 549-9457 477 -1540 � 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 Young Lords in Lincoln Park Collection Subject The topic of the resource Young Lords (Organization) Puerto Ricans--United States Civil Rights--United States--History Lincoln Park (Chicago, Ill.) Personal narratives Social justice Community activists--Illinois--Chicago Description An account of the resource Collection of oral history interviews and digitized materials documenting the history of the Young Lords Organization in Lincoln Park, Chicago. Interviews were conducted by Young Lords' founder, José “Cha-Cha” Jiménez, and documents were digitized from Mr. Jiménez' archives. The Young Lords in Lincoln Park collection grows out of the ongoing struggle for fair housing, self-determination, and human rights that was launched by Mr. José “Cha-Cha” Jiménez, founder of the Young Lords Movement. This project is dedicated to documenting the history of the displacement of Puerto Ricans, Mejicanos, other Latinos, and the poor from Lincoln Park, as well as the history of the Young Lords nationwide. Creator An entity primarily responsible for making the resource Jiménez, José, 1948- Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/491">Young Lords in Lincoln Park collection (RHC-65)</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 2017-04-25 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 video/mp4 application/pdf Language A language of the resource eng spa Type The nature or genre of the resource Moving Image Text Identifier An unambiguous reference to the resource within a given context RHC-65 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 2012-2017 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-65_1975-02-11_sp-aldermanic-poster Creator An entity primarily responsible for making the resource Citizens for Jose Cha-Cha Jimenez Date A point or period of time associated with an event in the lifecycle of the resource 1975-02-11 Title A name given to the resource Jiménez Campaign Flyer Description An account of the resource Campaign flyer for José Cha-Cha Jiménez speaking engagement on February 11, 1975, in Spanish. Subject The topic of the resource Young Lords (Organization) Young Lords (Organization) History Puerto Rican Civil rights Puerto Rican Social conditions Chicago (Ill.) Civil rights movements Community activists Source A related resource from which the described resource is derived Young Lords in Lincoln Park collection (RHC-65) Relation A related resource Young Lords in Lincoln Park interviews Rights Information about rights held in and over the resource In Copyright 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 spa Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1970s https://digitalcollections.library.gvsu.edu/files/original/44815d18940306396c758bf10cb1d7ec.pdf af4171d75c6ae044be1367717acb6294 PDF Text Text NOVEMBER 18, 197 4 FROM: Citizens for Jose Cha-Cha Jimenez 1046 w. Wilson Ave. - - Suite 202 FOR FURTHER I1'.'!f'ORMATION PLEASE CONTACT: Angela Lind 549-9457 FOR IMMEDIATE RELEASE JOSE JIMENEZ CALLS FOR CITY AND STATE ACTION ON HOUSING CRISIS IN TESTIMONY BEFORE STATE SPANISH SPEAKING STUDY COMMISSION J ose Cha-Cha J i menez, Aldermanic candidate in the 46th ward, present ed today to the State's Spanish Speaking Peoples Study commission a series of recommendations for immediate action by state and city government to help stabilize communities throughout Chicago which are currently facing a major housing crisis. Tl:ie two strongest recommenda- tions called for careful monitoring and immediate action to insure that the millions of newly released federal Housing and Community Developnent Act dollars flowing into the city and state actually be used for low and moderate income housing. Also outlined was a new City Council ordinance which would require that landlords place security deposits with the city to be used for emergency repair of serious health and safety hazards. In an interview after his tes t imony, Jimenez emphasized that over 40 million dollars ( only a first i nstallment) is corning into the city right away. Documenting the city's past practices of using federal dollars to reloca te slums instead of rehabilit ating them, Jimenez demanded full citizen participation in planning how the new money will be spent. He warned that without strong action by the City Council and state government Chicagoans will be faced by another decade of deteriorating and unstable neighborhoods. "Just last year, in 1973, twice as many housing Ltnits were destroyed as were built here in the city of Chicago. many of those new units were luxury apartments. M () R F. And Where is the low and �page 2 moderate income housing?" In another important recommendation to the Commission. Jimenez testified ''We have an enormous problem in this city of serious safety and health hazards in apartment buildings which the city is all too often powerless to correct. To help eliminate these dangers, I am proposing a City Council ordinance that would require landlords to deposit funds with the city as security to be used for emergency repairs in cases when owners do not take prompt action to correct these conditions on their own. This ordinance is designed to remove major safety violations and help control the further deterioration of so many of our homes." Interest less a small administrative fee would be returned to the landlords on their security deposits of $100 per unit with a maximum limit of $20,000 per owner. Jimenez urged the Commission to devise comparabie legislation at the state level. He also asked the Commission to support local efforts for citizen control of zoning --land use-- such as the Community Zoning Board Ordinance now before the City Council. And he pointed to Rep. Joe Lundy's House Bill 1345 now pending in Springfield as an important step in safeguarding the interests of the majority of urban residents who are apartment renters. Jimenez' recommendations came after a vivid description of the history of the Latino community's long struggle for decent housing and stable neighborhoods. ''We must be allowed to contribute ideas and participate actively at every level of government •••• we desperately need and want stable communities." 30 � 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 Young Lords in Lincoln Park Collection Subject The topic of the resource Young Lords (Organization) Puerto Ricans--United States Civil Rights--United States--History Lincoln Park (Chicago, Ill.) Personal narratives Social justice Community activists--Illinois--Chicago Description An account of the resource Collection of oral history interviews and digitized materials documenting the history of the Young Lords Organization in Lincoln Park, Chicago. Interviews were conducted by Young Lords' founder, José “Cha-Cha” Jiménez, and documents were digitized from Mr. Jiménez' archives. The Young Lords in Lincoln Park collection grows out of the ongoing struggle for fair housing, self-determination, and human rights that was launched by Mr. José “Cha-Cha” Jiménez, founder of the Young Lords Movement. This project is dedicated to documenting the history of the displacement of Puerto Ricans, Mejicanos, other Latinos, and the poor from Lincoln Park, as well as the history of the Young Lords nationwide. Creator An entity primarily responsible for making the resource Jiménez, José, 1948- Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/491">Young Lords in Lincoln Park collection (RHC-65)</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 2017-04-25 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 video/mp4 application/pdf Language A language of the resource eng spa Type The nature or genre of the resource Moving Image Text Identifier An unambiguous reference to the resource within a given context RHC-65 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 2012-2017 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-65_1975-11-18_aldermanic-press-release Creator An entity primarily responsible for making the resource Citizens for Jose Cha-Cha Jimenez Date A point or period of time associated with an event in the lifecycle of the resource 1975-11-18 Title A name given to the resource Press Release: Housing Crisis Description An account of the resource "Jose Jimenez calls for city and state action on housing crisis in testimony before State Spanish Speaking Study Commission," press release of Citizens for Jose Cha-Cha Jimenez. Subject The topic of the resource Young Lords (Organization) Young Lords (Organization) History Puerto Rican Civil rights Puerto Rican Social conditions Chicago (Ill.) Civil rights movements Community activists Source A related resource from which the described resource is derived Young Lords in Lincoln Park collection (RHC-65) Relation A related resource Young Lords in Lincoln Park interviews Rights Information about rights held in and over the resource In Copyright 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 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1970s https://digitalcollections.library.gvsu.edu/files/original/f57873d2b4c2a40eb5f2873888611a83.pdf 931cc4c357fcac87c19d38e569ddfeb3 PDF Text Text < < < _j- R·I Q. L-- :,: --t- R·I (I) z 3' 0 .... @ R·I ONE FAMILY RESIDENTIAL @ R-2 ONE FAMILY RESIDENTIAL @ R-3 ONE FAMILY RESIDENTIAL (8 R-4 ONE FAMILY RESIDENTIAL ~ MHP MOBILE Q RM-I MULTIPLE FAMILY (LOW RISE) C:, RM· 2 MULTIPLE FAMILY (LOW RISE) ( ] ) RM ·3 MULTIPLE FAMILY oo OFFICE II @& B-1 LIMITED ·1 • B-2 GENERAL @ SP SPECIAL Q FP FLOODPLAIN 0 "' 0 HOME PARK ~ QC 7 OF PONTIAC SP Oolllond "' Un1vers,1y (HIGH RISE) BUSINESS BUSINESS PURPOSE @T8R TECHNOLOGY QI-I LIGHT ~ I-2 GENERAL • HEAVY * 8 RESEARCH i \: INDUSTRIAL 0 CIC ~' T8R . ., I:•/ •/ I-3 INDUSTRIAL INDUSTRIAL SP @LF T8R * LANDFILL THE ~LOOOPLAIN BOUNOARY 1S GENERAL:ZEO ON THIS MAP EXACT BOUNDA"11ES CAN BE :lETERM!~EO BY CONTACTING THE MICHIGAN OEPARl MENT OF NATURAL RE~CUR:ES OR THE U S ARMY CORPS OF ENGtNEERS I, VERONICA C NEW, CLERK OF THE CITY OF" ~UBURN HILLS. DO HEREBY CERTIFY ThAT THJS MAP IS A TRUE COPY OF THE ZONING MAP ADOPTED BY THE CITY COUf-..CIL OF THE ClTY OF AUBURN HILLS ON• THE !6 TH DAY OF ..Q.E':l'.MBER , ~ A O AND All SU85FOUENT AMENDMENTS ADOPTED AS Qf:" OCTOBER 17 1qsa ~ ~...2k,.,- 1ERVN ;A 1..,1TY -.irw , C - ~ AUBURN ERi( HII tS OFFICIAL ZON ING CITY OF AUBURN CITY OF AUBURN Scale £ aoo A I 1•00 :1•00 no<1 (iJwyie~i« ~Ianni>'? ,.#~i.aleJ~ fl'.~ BLOOM FIELD tObt 911 ~ IPUIH ILYP , C ~ BL OO M , i [ L O TO WNSHIP I I HILLS HILLS PLANNING Feet ,....._ o MAP HfLLS . MIC HIGAN COMMISSION �DUTTON DEVELOPMENT C:» RESIDENTIAL .SIGNIFICANT NON - RESIDENTIAL • SIGNIFICANT DEVELOPMENT 0 PUBLIC l z SIGNIFICANT PROPOSALS ;o 0 City of Loke Angelus 0 .cJ LA K PROBLEMS £ .4NGELVS " ARROWHEAD GOLF COURSE 7 ~ ,.. .,.. _ / ! PONTI A C 0 F II ... I ,.~✓===~--== • 0 • , ". . .t? .. ( ';. :., ;; -~ THIS PLAN IS NTENDEO TO SHOW GENERAL1ZED LANO USE ANO JS NOT INTENOEO TO INDICATE PREC ISE SIZE, SHAPE OR DIMENSION THESE PROPOSALS REFLECT FUTURE LONG RANGE LANO USE RECOMMENDAT IONS ANO 00 NOT NECESSARILY IMPLY SHORT RANGE REZONING PROPOSALS PURSUANT TO THE PROVISIONS OF ACT 285 OF THE M,CH l GAN PUBLIC ACTS OF 1931 , AS AMENDED, THE CITY OF AUBURN HILLS PLANNING COMMISS I ON HAVING DULY HELD A PUBLIC HEARING ON SEPTEMBER 25, 19B6 . DOES HEREBY OFFICIALLY ADOPT SAID MASTER PLAN FOR LAND USE ~ _, r 1. OAKL.A ND ', t . .· ?,;}=. ··:, ;:.-:(. .• ..... :·~·=-o -~ I. '• ~ ·. • . UNIVERSITY ' , . . . rr ., . 0 "' ... "' "'uI DECEMBER . . . ' . ~ ~· . ) 4 , 19B6 ADOPTED 0 a: 0 ATT ESTED ...u Cv o, .;,,Q CHAIRMAN • I\ 0 a: :...~.-: ~ JlY ~ ~~~~/ SECREARY ,, <" L GENERALIZED LONG RANGE MASTER LAND USE PLAN CITY AUBURN OF CITY OF AUBURN HILLS HILLS PLANNING NOVEMBER • 19B6 PUBLIC HEARING SEPTEMBER ::. ~ ----,oo 0 25 , 19B6 A F111 11100 1400 i 3100 BLOOMFIELD GQLF QR .-F" SOUTH IILYO ~ BLOOMFIELD TOWNSHI P H ILLS. MICHIGAN COMMISSION � 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 Auburn-Hills_Maps_1986-1988 Creator An entity primarily responsible for making the resource City of Auburn Hills Planning Commission, City of Auburn Hills, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1986-1988 Title A name given to the resource Maps Description An account of the resource The Generalized Long Range Master Land Use Plan and Zoning Ordinance maps were prepared by the City of Auburn Planning Commission with the assistance of Progressive Planning Associates, P.C. The Land Use Map was adopted on December 4, 1986, and the Zoning Ordinance map was adopted on October 17, 1988. Contributor An entity responsible for making contributions to the resource Progressive Planning Associates, P.C. (consultants) Subject The topic of the resource Zoning--Michigan Land use--planning maps Auburn Hills (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/2aa431081619cbe179dd13ec71beb3d8.pdf bff545e0209adaa8a2bc02a2a3f266d4 PDF Text Text z cc ...I A. = ~ I- en cc :i: > 1- - ( .) > cc m LI.I = IFROM THE LIBRARY QFi Plannlng & Zonlng Center, Inc. �e11 THE BAY CITY MASTER PLAN �CI TY 0F MAS T E R B AY CI TY P L A. N PREPARED BY CITY OF BAY CITY PLANNING DEPARTMENT 301 WASHINGTON AVENUE BAY CI TY, r1 I CH I GAN �:. - ,·- · -. -,. CITY OF BAY CITY /\11t1P. R. llachtel, Mayor CITY COMMISSION Ti111othy G. Sullivan Ward W. VanDerwi 11 , I I l<obed Moehr i e Dr~I ores M. Ludwig l<i ctiard J. Laskowski Michael l.l . Marti11dc1lr l llo111a c, /\. 13a i ,·d Terr y Sutter ,loll11 M. llc1rt111a11 rLANNING COMMISSION Mark Zunolti Gerald E. Carroll Vincent Duranceau Wi 11 i am J. Grundner ?u nr Lurive CITY STAFF Eell' l Ki v i s to , Ci t y P1 a11 n e rRu c; sel l Lundberg, /\ssista11t Planner I( 1: . McGi 11 ivr-ay, Dhector of Community Development /\l McFudyen, Director of Redevelop111ent & Housing Services llonuld lleffelbower, City Engineer \Ii 11 ic1111 \fright, Dit-ectni- of Dovmtown Development Authol'ity �• CITY PLANNING COMMISSION 3111 N . Wi\S!IIIJ1;1 ,, r, ., vr CITY OF BAY CITY BAY CII/ MI CHIGAN 48 706 /\pril, 19112 H1: CITI7ENS OF BAY CITY /\ND ALL OTHERS INTERESTED Itl /\ GETTER CITY Ifl vii I I Cl! TO LI VE AND WORK 1hr c1ttached Master rla11 is the officially adopted long-range comprehensive plan used by the Bay City Planning Co1rnnission as their general guide in making land use, transpnl'lc1tion, and c0t11111unit_y ft1cilities decisions. Thi s plan i s based on The Bay City Plan prepared for the City by Gerald Luedtke and /\:,sociatr.s . A large 11u111ber of the "Luedtke" plans were printed and distributed throughout the City. flu111erous meetings and discussion s were held on the Luedtke plan. Se veral changes were suggested. Many of these changes are incorporated in the attached Master Plan whict1 we fee l now represents what most people want our City to be like in tl1r~ future. It is the rlanning Comrnission's intent to up-date this plan every five years to reflect changes in values, technology and socio-economic conditions. Your comments on ways to improv e thi s plan a1 ·e v1clcome. Pr' ~ p e c t f u 11y s ubm i t t ecl , 1\/\Y CllY PL/\NNIMG COMMISSIOM r-1,ll'k 7 annl l i r I1.1 i 1·111 il 11 r-11 / q_j l1 �! W 1 • : • 1- 1W 1 FOREW/\RD Tl1e Bay City Plan sets for·th recommendations for public and private development during the next 20 years. The plan is concerned with the physical, economic, social, and aesthetic development and improvement of the city. The plan was prepured through intensive discussions with community organizations and individual citizens throughout Bay City during the past year. This is a bold plan. Bay City is an older city which needs such a bold plan with innovative and farreaching ideas if it is to remain viable and to grow. As this plan is implemented through the years, it will be revised and changed many times; but the basic ideas upon which the plan is founded should remain valid for several decades. This plan should serve as a challenge to the leaders of Bay City to seek the highest quality of future development in the city. �·r/\BLE OF CONTENTS P/\GE LI ST OF ILLUSTRATION S f 1 L/\NNING DETERMINANT S l1L/\NN I NG ) SSUES i i 1 6 POLICIES OF THE PLAN lS CONSERVATION OF EXI STING NEIGHBORHOODS 21 llEw Hous I NG DEVELOrMErn 27 n1vERFRONT REDEVELOPMENT STRATEGY 35 [oMMERCIAL DEVELOPMENT 4fJ ll! GH-/\ccESSIBILITY DEVELOPMENT AREAS 47 INDUSTRIAL DEVELOPMENT 11~ OPEN SPACE 54 IIIOROUGHF/\RE SYSTEM 57 STRATEGY FOR ELIMINATION OF INCOMPATIBLE LAND USES 62 THE QUALITY OF LIFE 65 APPENDIX A - LIST OF SUB-AREA AND SPECIAL PURPOSE PLANS 69 �LIST OF ILLUSTRATIONS PAGE GENERALIZED EXISTING LAND UsE 7 UrrnERUT I LI ZED AREAS 9 AREAS IN TRANSITION RESIDENTIAL AREAS 12 7-5 30 RIVERFRONT REDEVELOPMENT AREAS 38 COMMERCIAL AREAS 43 48 50 55 5g 63 68 NEIGHBORHOOD PLANNING AREAS IIIGH ACCESSIBILITY DEVELOPMENT AREAS INDUSTRIAL AREAS OrEN SPACE AREAS MAJOR THOROUGHFARES INCOMPATIBLE LAND USES /\E STHET I CALLY DISPLEASING FuruRE LAND UsE PLAN INSIDE BACK COVER I I �rLAtlt~ I NG DETERn I N/\N rs IIISTORICAL DEVELOPME!Jr Bdween lB36 and 1864, live sepat·ate conununities were e s tablished within the present r.oq1orat.e li111its of 13ay Cily. l1 01·ts111outh and Lower Saginil\'i were platted on the east bank of the Saginr1w !<ive1· in 1836 and 1837, respectively. 13angor, Salzburg and Lake City were platted on Lite 1-1r.st bank in 1851, 1862, and 1864, respectively. lite econo1ny of all five co111111unities was based on the rich forest of the Saginaw Valley. Locations along the river near the Saginaw Bay were ideal for milling and shipping lu111ber, and the Saginaw Valley rrovided plenty of lu111ber. The Pioneer Directory of 18fi8 claimed tltat the St1ginaw tract was probably the most extensive and invaluable in the wot ·ld. The f1irecto1·y reported that the Saginaw tract covered thousands of acres and contained enouqh high-quality timber to provide an abundant supply for several generations. By 1868, there were at least 32 sa~11ills operating in Bay County, 11,w; t. 1"Jithi11 the r1rrt1 1·1hicl1 is nov1 Bay City. fhe 111ost dramr1tic grm·1th in the area which vias to beco111e Bay City occurred between 1860 and 1884 when the population increased from approximr1tely 1,600 to approximately 39,000. Only t1-10 other citir. s i11 the United States grew at a fiisler rate during that generation. Lu111beri11g and milling spurred many related industries. Wooden products from pails to st1iling ships were manufactured. Iron and steel mills viere established to supply boilers ,rnd other machinery for the sa~nills. Brine from wells was used to produce salt; wood was burned to evaporate water from the brine. Most 1,iood-related industries were located along the banks of the Saginaw River. They occupied relatively small sites in comparison to some 111odern industrirs, but the riverfront industrial pattern they established remains today. Population growth and thr. burgeoning lumber economy resulted in adjustments in local political boundaries. !11 1857, the state legislature created Bay County out of Arenac, �Midland, and Saginaw Counti <'s . Port smouth and Lower Saginaw united under the name of Bay City in 1857 . In 1877 , Ba nks (formerly Bangor), Wenona (formerly Lake City), and Salzburg, united under th e na111r o f We s t Bay City. In 186 5 , the Third Street Bridge was con s tructed across the Saginaw River . Before 1900, three other bridges spanned the river. Bay City and West Bay Cit v forined an integrated unit v1hich was politically unifi ed as the Ci t v of Bc1 y 1. it y i11 Flf11'.i _ . .., ? �• Bay City's lu111brring crc1 v1.i -, QVet- llefore the turn of l11e ce ntury. The Saginaw Valley c leared and atte111pl r; t_,, 111i 11 lu111her from the Upp e r Peninsula were unsuccessful. Mi 11 operation s c l osed, ,1s did 111an y other indu s tries IJased on the lumber economy. llmvevei-, so111e inclustri ec; r; 111viv ecl by adjusting to new conditions. During the late lU00' s and ea1·ly 1900' s, '; liipliuildin'.], construction, and industrial equipment 111anufr1 c t11r-ing and other 11ew i11d11 s trie s 1-1ere established. Th es e new industries became i111porti1nt co111ponr11t c; of !1,1v Cit y ' s t1-1entieth century Pc ono111y. 1-1 ,Js r'orUU\T I ON ·111 1010, Bay City had a 11o~•ulation of over 45,000 people. Fifty years later, the U. S. Ce ns us r 0c ord ed El ay Cit y 's lai-gest population, 53,604. Since then, Bay City has e '< per iencerl a dec l in r i11 population. The 1970 Census enumerated about 49,500 residents, a clr cr-eilc;e o f over ~,00 0 fro111 1%0 . Census 13ureau preliminary 1980 total population for B,i y Cit y i s 41, 59'.1, a dr~c i-eil c;e of i1l111ost 8,000 people. lhP large drop in total popula1 i1111 is p1· i111,wi l y ,1f.trili11trrl fr J "r. lii· inking" family s i ze. 1 Subtle. hut i111po r·ti1 11t c lic111 •1rs in tli r age s tructure of B,1y City's population have been LakiWJ plt1ce durinq recr•1it: dPc ,Hl rs. The most imrortant change is the decline in the pt-opo t-tion o f re c; ide11ts in t.l1P higlily produ c tive 30 to 49 years old age group. In 1960, p(' r so ns 30 to 49 ye,1r s old r ep 1·r'sentccl ?.4.9 percent of tile city's population. In 1970, they rep t·esented 20.2 pri ce 11t. Mo st of thi s decline can be attributed to outmigration. 13ay City residents 1-1ho 1;1e1·p hetv1r:en 30 and 49 years old in 1970 were between 20 and 39 yrMs old in 19611 . In 191,0, rlJ y City had 11,400 residents between 20 and 39 years old. Tr n ycilrs l at er, 13ay City had only 10,000 residents between 30 and 49 years old. Thus, t Ii e re wa s a 1q pe t' c e n t. cl r c I i ne i n the s i z e o f t h i s a ge g ro u p . 0 b s e r ve rs o f pop u 1a t i on c ha11g es s inc e 1970 believe that out.migration has continurd to reduce the proportion of rt1y City's pnpulr1tion i11 tfir, Jn t.o 4g ye,-=ir old grnup. ·, �~~~-~~~~~-~--~~~~~~ [coNOMY Motor vehicle manufacturing is even more important to Bay City than to the State of Michigan as a whole. llo1-1ever, Bay City is less dependent on manufacturing activities in generr1l than is Michigan. Michigan Employment Security Commission data for 1976 indicate that all 111anufi1cturing activities provided 30.6 percent of the jobs in Bay County and 32.4 percent of the jobs in Michigan. Motor vehicle manufacturing provided 11 .4 percent of the jobs in Bay County, but only 10.9 percent of the jobs in Michigan. In 1976, nonmanufacturing employment accounted for 55. l percent of the jobs in Bay County, but only 49.4 percent of the jobs in Michigan. In 1976, Bay County had a c:; 0111ewha t l m-ier proportion of govern111ent jobs than did M"ichi gan. Manufactul'ing firms, including 111otor vehicle manufacturing firms, are among the largest e111ployers in Bay City. The Bay City Chevrolet plant e111ploys over 4,000 workers. Two flay City auto parts 111anufacturing firms employ between 150 and 500 workers. Bay City's rrestolite Company e111ploys over 1,000 workers in electrical products manufacturing. The Industrial Brownhoist Division of the American Hoist and Derrick Company employs he tween 500 and l , 000 v-mrkers in Bay City. The Michigan Employment Security Commission has projected e111ployment growth for the State of Michigan and for Bay County between 1976 and 1985. Over a 11 employment growth for Bay County is expected to keep fairly close pace with employment growth in the state. Hov1ever, manufacturing e111ployment in Bay County is expected to increase at a slower rate than manufacturing employment in the state, and motor vehicle manufacturing employment in Bay County is expected to grow at a much slower rate than in the state. Nondurable goods manufacturing employment in Bay County is expected to increase at a much faster rate than in the state. E111ploy111ent growth in Bay City beyond 1985 will depend on the ability of existing industries to expand and also on the ability of the city to attract new industry. The potenlit1l for attracting 11c1·1 industry may be reduced by anticipated declines in the automobile 4 �~~~--~~~~-~--~~~~~~ 111anufacturing component of the national economy, and by the tendency for newer rapidgro1,,th industries to locate in sunbelt states. Bringing new industrial development to Bay City will require attractive industrial sites and a vigorous marketing program. Bay City has a number of assets which should help attract new development. Chief among these assets are the city's relationship to the Saginaw Bay and Lake Huron, and its urban infra" true tur·e. l<EG I ON/\L SETT I NG Bay City i s the s111alle st and 111ost northerly standard metropolitan statistical area in t·1 icliigan. It is link r d tn the Detroit area via the I-75 Freeway. The cities of Saginaw rJn d Flint lie between Bay City and Detroit. The 1-69 Freeway intersects near Flint and 1 inks Bay City with Lansing, Jackson, and Kalamazoo. U.S. 23 joins I-75 south of Flint ,1 11rl link s Bay City to /\nn /\rbor. Bay City is part of an econrnnic constellation which includes the cities of Saginaw and Midland. Saginao,.1 is the largest of the three (1976 population 84,000). Bay City ranks se cond in size (1976 population 46,000). Midland is the smallest (1976 population 37,000). Bay, Saginaw, and Midland counties exhibit a strong inter-relationship in their employment und residency patterns. Michigan Employment Security Commission data for 1973 indicate that, of the 37,265 Bay County residents who were employed, 8,032 worked outside the co unty~ 4,937 in Saginaw County, 2,639 in Midland County, and 456 elsewhere. Of the 71,520 Saginaw County residents who were employed in 1973, 7,514 worked outside Saginaw County; 1,672 in Bay County, and tile rest elsewhere. Of the 20,034 Midland County residents e111ployPd in 1973, 3,384 worked outside Midland County; 805 in Bay County and the rest else1-,here. The Saginaw metropolitan area is more heavily dependent on durable goods manufactur· ing, particularly transportation equipment manufacturing, than is the Bay City metropolitan area. In the Midl,rnd metropolitan area, Dow Chemical is the most important employer. Since 1940, both Saginaw and Midland counties have grovm at a faster rate than Bay County. 5 �~~~~~~~~-----~--~~~ l1L/\NN I NG ISSUES Ex1sTING LAND UsE Bay City's existing land-11se pattern reflects the historic economic importance of the Saginaw River. Almost 75 percent of the city's river frontage, exclusive of the Middleqrounds, is devoted to industrial and warehousing uses. The Bay City Central Business llistrict is located adjacent to the Saginaw River. Many Central Business District 11roperties which front on the Saginaw River are occupied by warehousing or industrial ll S CS. Bily City has acquired a significant amount of public recreation space on the Saginaw Hiver. Veterans Memorial Park and the Middlegrounds recreation area are the two largest open-srace areas with access to the river. Wenonah Park in the Central Business District rrnnts on the Saginav-1 Rivrr. Bily City's residential areas extend to the southeast and the northwest of the Saginaw llivet·. There is very little residential development directly on the Saginaw River. The City's residential areas are traversed by business developments located in strips along ,,,a .ior thoroughfares. 6 �' I I iI ....__ -z < --z -. , _' • • • • -I I I I I I I I I I I ~ r. ) ' f. ' ----z ~ ' ~ ' , ,. ' I -- , ,. ' ,. _ _J r- r.r.. ;>-'.'. , ' r- :r :., L_ ':;=' .r :, wJ =- _) -:r. f .., :., == ~ :r. - ·-:: . ! I __. ,,., = :.. - I ! ·-~ :::: ·, .; ?~ :.... --- -----·-- -::- - ·- /?---.. NOIHM =.,.,. --=- _,-- :r. ., ~ I - :... :., r f ~i 7 - ' .,.,. --: r ... f - -, :., ~ . ... ,. , .: �~~~~~---~~---~~~--- 0vERUTILIZED AREAS Overutilized areas result from excessive development densities which concentrate more activity in an area than the streets and other public facilities can comfortably accommodate. The residential area south of Center Avenue is the most extensively overutilized area in Bay City. This area contains large, old homes built on small lots. Many of the llo111es have been converted for multiple-family use. The streets are congested and there i s inadequate off-street parking. Many school sites in the city are overutilized because of inadequate parking or poor accessibility. The Bay City Central High School creates traffic congestion on Columbus Avenue and has inadequate parking. Other school sites which generate excessive traffic on local streets include the T.L. Handy and Washington schools. 13ay Medical Center Hospital is a major overutilized site which creates traffic co11\Jestion on Columbus Avenue and has inadequate parking. Overutilized sites in or near the Central Business Dist1·ict include City Hall, the County Building, the Bay City Post Office, and the Telephone Exchange. Detailed planning to improve circulation and provide aclditional parking in the Central Business District area was underway simultaneous with t I1(' pr P. pen· tt t i on o f the 8c1 y Ci t y r 1a n . liNOt RUT I LI ZED /\REAS Und erutilized areas include vacant land which was never developed and vacant land which lia s been cleared and is wttiting new development. Underutilized areas also include dP.veloped land with underntilized buildings. Underutilized areas are major opportunities to r1 cliieve desirable nevi d0velop111ent for the city. llw city's most i111portant tmderutilized site is northwest of the James Clements Airport. /\tone ti111e, consideration was given to developing this area with industrial facilities. Industrial development has not been vigorously pursued because of the area's unstable c-, oil s , potential flooding, ttnd the lack of improved streets and utilities. 8 �J, I ~~-- i ~ ~---_: ,. ! I I; __ _J I iI Wooos1o e .. - f f '' ' i ~--- 'i i lI ~i i 'P---- Center-,.---~-=--.::"'\~: i Il I I Columbus i ..................... i ___ _..,, I if, ..-, ---.. --f - ' < ,-. --,_, -----'---~ .- - - ' z -- t f I ~. ~·L-------. ~: -'"-- - : ., -----=--- ..,,...- ! I ./ - ....- .. ....:. �~~~~~ - ~~~~~---~--~~ One major underutilized site is located on the Middlegrounds Island south of the Lafayette Street Bridge. Access to this site is difficult, but its riverfront location could make it iliglily attractive foi· the right type of development. A substantial nu111ber of the underutilized sites are located within Bay City's established industrial belts along the Saginaw River. Some of these underutilized sites are owned by industries with existing facilities on adjacent sites. Others are held for future use by 11 c 11 indu str ies or hy adjc1cent industries seeking expansion room. The future use of some underutilized sites will necessarily be determined by the established pattern of surrounding u~es. The area bounded by the Chesapeake and Ohio Railroad, Lincoln Street, the Penn Cenlt·al l~ailroad, and Farragut Street is such an area. About half of the land in this area is vacant, but the distribution of existing industrial facilities makes utilization of the vacant land for anything other than industrial purposes impractical. The underutilized area on the west side of the city between Thomas and Fisher is in the heart of a residential area. l~e si dential development would appear to be most appropriate for this area. The same is true of the underutilized area south of Ionia and east of Euclid Avenue, and the underutilized arras along the vacated railroad right-of-way between Hart and Ohio Stn:c ts. lllere are three rrima1·y c1reas in v1hich existing buildings are underutilized. Most of the upper stories of Central Business District structures and of Midland Street Business District s tructures are underutilized. It is estimated that there are approximately 1,000,000 square feet of vacant space on the second floor or higher of Central Business District and Midland Business District commercial and office structures. One major underutilized site contains industrial buildings which have been vacant since the Defoe Shipbuilding Company ceased operations. This site is located on the Saginaw River near the Central Business District. Its buildings could be reoccupied by other industrial uses, or they could be c leared to make room for new industrial or nonindustrial uses. 10 �········------AREAS IN TRANSITION [3ay City contain s a nu111her of at·eas in which existing rleveloprnent is undergoing tran sit ion. lhe charc1cter of strip-corn111crcial areas in the city is changing from primarily neighbod1oodor ·ientecl retail and service uses to businesses which serve a broader market area. One pilt'ticular problem has been lhe changing clientele at some bars. /\tone time, most of [3ay City's bars functioned as neighborhood "pubs" to which most patrons walked'. Many bars now serve a specialized clientele such as youthful "disco" groups or motorcycle clubs which are di ~rnrtive to adjacent tir?ighborhoods. Certain older housing arras have shown gradual improvement after a period of decline. The Banks area located north of the Saginaw River between State Street and the Truman Parkway is one such area which appears to be improving. Other older housing areas, particularly t.liose located along tf1e east side of the Saginaw River have evidenced decline during recent years. Center /\venue is lined by historic old homes, many of which were built by the leading fa111ilies of Bay City during the late 19th and early 20th centuries. Some of these homes have been converted to 111ultiple-farnily use or nonresidential use. A few lots on Center Avenue are 11m-, occ11p i ed hy !Ja c; c; tat ions. Cl1a11ges µlimned for tfw Central [3usiness District will result in more intensive con1111ercial c111d office utilization c1nd a reinvigorated residential function. Changes planned for the rlirllirnd SIYeet Bu c; ine s'~ At·e.:i i·Jill create a specialized t·estaurant and entertainment di s trict. CoNrROVERSIAL AREAS Many areas in Bay City have become the focus of healthy controversies over appropriate future development and use. Such controversies are a normal part of the ongoing process of managing land-use change. Many controversies can be resolved by the Bay City Plan. Others \·Jill demand attention for many years to come. 11 �I I I I I I I I I I 1111111 ~ - - - - ~ , • , - - - - - - - - - Vv11oer - - - - - - - ~ - - - - - - - - - - - - - - ____ 1 z ~ ---- I z: l I __ _j ~--~ I :: ::: -.::: - ~ u:::, w ~ I C., ~ r· - CD r:, I C• - I -.:: Kosc1uszkot' . ::: I....... ~ -::: '- ~ :..,J - :: ;: ...:: ::: ~ .:: ::: )... ..,:::; ·- -- -. ---~ ..-.----- "'0 I - -: I I > ::: ::. ~-_: "'l: ;: I Latayette·J'L.-.Jlii'------'!'"'--•1--...ibi,,, -0 •II ' ..,, r - __,,; ci5 ------- - '.:"'-. ::. ::: --::: - --::: ::: ::: ::: ::: l \ I ' .I~\ i / \ ...:::: :: \ '1 !~'\ ,~ :.... -- -- - \\ m -~ ) -\ --- \ :-:- :: : . - ::: - .::::: . :::. -- \I~ '~- -··· ~ :- '\ 0 C l ..., . ~--------✓- :: :::. -- - -- - ::..: - -:: - -~ -- �• ,.,. ....... - --~•- He James Clement s /\irport i s one such area. Some resid ents believe an airport should he 111a intained, but not at th e pre sent site. Others believe the airport does not benefit the city in proportion to the cost of maintaining it and, therefore, should be phased out. f~esidents of the city and surrounding areas who use the uirport are anxious to have the se rvice 111aintained. Traffic circulation proble1ns have generated high levels of controversy during recent year s . rore111o s t among these ha s bee n the controversy over where to replace the collapsed Third Street Bridge. Originally, Midland Street businessmen wanted the bridge rebuilt at its old location in order to maintain traffic volumes in front of their stores. Most business111en now believe that permitting through traffic to by-pass the Midland Street Business District could strengthen i ts comme rcial potential. Many residents are concerned about the effect of bridge traffic on the adjacent neighborhood . They would like to see a two-lane bridge constructed. City traffic engineers calculate that four lanes are needed to carry proje c ted traffic volume s . Federal assistance for bridg e construction may be available ro 1· a fout' -li1ne bridg e , l;11t not for a two-lane bridge. fher e i s widespread conc ern that regional truck traffic on Center Avenue will disrupt uttempts to preserve it s hi s toric residential character. Presently, Center Avenue i s part o f th e main truck route from the 1-75 Freeway to the Michigan thumb. So far, all truck t1·a ffi c rero uting alterna t iv es considered have prov en to be very co stly. Tr affi c congestion on lrumbull Avenue is another controversy. Heavy traffic cros s ing the fo ur-lune Independence Bridge converges on the two-lane Trumbull Avenue, creating congestion. l<es ident s in the acljacf'n t ne ighborhood are concerned that widening could result in more traffi c . Strip-commerc ial development has generated controversy between property owner s , resident s , and planner s . Several years ago, commercial developmeht was permitted along previously 1·0s icl ential portion s of r, ,, rfield, Broadway and Kosciu s zko /\venues. Bay City planners would 13 �• ,a,a,a,a"'IIII . . ---------- no1-.i like to prevent furtlter co111111ercial development in order to preserve the quality of adjc1cc11L residential arec1s. Proposed and recently constructed new commercial development c1long Wilder r{oad c1ncl f11r · I id /\venue has been vigorou s ly opposed by residents of adjacent ric i qhhm·ltoods. lh e luture utiliz,1tion of the county fairground site has become an issue. Although the <i il e acco111111odates srecial eve nts, in addition to regular athletic usage, many observers ilr.lievr. L11 ;1t a more inte11sive usr. would be appropriate for its in-town location. Uses 1vhich hav(' Ileen propo sed fo1· the site include a nevi hosrital, and multiple-family housing. Such usr. s rnuld occui- in conjunction with redevelopment of the marginal industrial facilil i r•c; '.~ nu l 11 n r thr fc1 i I rp ·o1111d s ite. Ulilizatiu11 of Veter ans MP111orial Park as a place for young adults to congregate is cons idered a p1 ·oli le111 hy man y residents. This is a problem which has occurred in many cities i11 Micltigc1n. Some 01J ,,0rve rs believe that it is inevitable for young adults to establi s h points t.o congregt1te. Crn11111unities ..1hich do not provide appropriate locations may find ter11agc1·s relea si ng L11cir 1; nergies in even less desirable activities. However, residents of the neighborhoods \/hich are disrupted by the co111ings and goings of student revellers are justifiably co11cernrcl v1ith the rroble111. The north tip of the Middlegrounds Island ha s been proposed for a good l oc ,1 t_ i 011 rm· students to gather because the river can provide c1 buffer lw t1-1 r.e 11 other lc1ncl us 0c; _ I h(' a111oun t and lo ca tion 11 f neighborhood recreil ti on spilce has become an i ss ue of contrnversy i11 ccrta in of 13ay City' s 11eighborhoods. Residents of some neighborhoods are anxious to hov e the city develop and 111aintoin large neighborhood parks. Desirable as this objective is, it c; o111eti111es conflicts with the equally desirable objective of developing and maintaining recreation s pace' c,t raleqically located along the Saginav1 River to serve co111mu11ity101i de needs. 14 - - �----- -- .. - - - - - - - - - POLICIES OF THE PLAN (\ CONTINUOUS RIVERFROIH OPEN SPACE SYSTEM It is reco111111ended that Bay City rigorously follow a rol icy of development of a continuous open-space system along the Saginaw River. The city should also continue to maintain and improve its system of large and ,vell-distributed neighborhood park areas. Major continuous open-space areas are prnrosed on both sides of the Saginaw River from north of the central business district to the southern city limits. Development of these open-space areas can be achieved through both public and private funding. Public parks and pedestrian ways can be connected with similar open-space areas contained in private residential developments and marinas along the riverfront. Continuity of open space along the riverfront will permit walking, jogging and bicycling along the river. The visual image of a continuous green open-space system alonq the river will be very strong and will help to attract new residential development. I\ I VERFRONT Hous I NG DEVELOPMENT The r.ay City Plan proposes extensive new housing development along the Saginaw River. The city should follow a pol icy of gradually phasing out nonresidential uses along the river and encouraging new residential development consisting of single-family homes, mediu111density townhouses, and higher-density apartment buildings. If all of the indicated residential development areas shown in the Bay City Plan are developed, as many as 5,500 new residential units could be built on both sides of the Saginaw River. This new housing could be integrally designed with riverfront marinas and recreation areas to provide a very desirable residential environinent. Such residential developments would also be in close proximity to Downtown Bay City and 111ajor centers of employment--an important consideration in an era of drclining energy resources. Bay City is losing its younger, middle-class population to suburba11 areas. By following this policy of extensive new riverfront housing development, the city will attract a sizable new population to the city. If Bay City can capitalize on the beautiful t·esidential setting of the Saginaw River, the next generation will witness a re.iuvenation of the city urnnatched by anything which has occurred in Bay City during the past one-hundred years. 15 �.. ,.,.,.. .... - - - - - - - -----TRANSf.ORMATIO~ OF LAND ADJACENT TO THE JAMES CLEMENTS MUNICIPAL AIRPORT INTO lloUSING lJEVELOPMENT The vaca11t land northwest of the James Clements Municipal Airport should be redeveloped as a new planned residential neighborhood. The site contains approximately 200 acres, 111ost of which lies substantially below the Saginaw River flood plain. Use of dredging, filling, canals, and elevated structures could render developable land for a planned residential community consisting of multi-family and single-family structures . The new residential development could take full advantage of its riverfront location. Canals could provide needed drainage as well as permit recreation access to the river. Portions or tlH! s ite could be lert in a natural open-space preserve. ANNEXATION OF LAND FROM FRANKENLUST AND PORTSMOUTH TOWNSHIPS In order to achieve a 111ore efficient growth pattern and to extend municipal services, it is recomn1ended that Bay City annex portions of Frankenlust and Portsmouth township s. ll1 e Bay City Plan recomnends annexation of approximately 2,626 acres from Frankenlust and Po 1·ts111outh townships east and south of the city. Single-family development is propo sed for n1ost of this area. The annexed area west of the Saginaw River could accommodate a planned residential dev elopment si1nilar to the concept proposed for the airport site. Hesidential development on the west side of the river could include canals, marinas, natu1·e preserves, and other features to take full advantage of the riverfront amenity. 13ecause the portion of Portsmouth Township recommended for annexation is serviced by railroad, there is also a possibility of development of new industrial sites within the annexed area. The use of "tax sharing" is recommended in promoting annexation proposals. The townships would continue to receive taxes from the annexed parcels and not have to furni s h the full range of qovernmental services these development areas will require. 16 �.-.- ····----- - - - - CoNSERV/\TION or- Ex,srirJG NEIGHBORHOODS Bay City should pursue a policy encouraging co111pletio11 o~ a neighborhood conservation plan for each older neigl1borhood in the city. Neighbot·hood planning for conservation should he done with intrnsivP, orrJanized participation of residents of er1ch neighborhond. Most of the existing housing in Bay City is old . /\pproxi111ately three-ciuarters of Lilf' ho111cc; in flay Ci Ly v1cre built bof ore 1929, and 1110s t of those were built before 1910. Despite the age of the city's neighborhoods, housing has stayed in remarkably good condition because of the strong ethnic groups which reside in the city's neighborhoods rind take great pride in them. The strong identity of Poles, Irish, French, Gen11an and other ethnic groups with their neighborhoods is the real secret to maintaining these neighborhoods in a sound and viable condition over a long period of time . The city should pursue it s pt·esently highly active neighborhood planning program. Bay City is currently condu c ting neighborhood planning and improvement programs in the Patter son-Belinda area, tllf' Jefferson-Lincoln area, the Midland Street area, the Columbus /\venue area, and the South End area. Bay City's Housing Preservation Plan makes specific rPro111111endr1tions for hou s ing consrrvation which are coordinated with the Bay City Plan. CoMMERC I /\L DEVELOrMEIJ 1 Bay City l1as r·ecently prepared a separate Downtown Redevelopment Plan which provides for e x ten s ive public r1nd private i111provements. This plan provides for a double-loop road sy s te111 to i111prove traffic circulation, pedestrian-parking malls on Washington Avenue rtnd Ce nter /\venue, a plaza at the intersection of Center Avenue and Jefferson Street, and a 1· iv e drn11t promenade and bikev,ay. Two major parking structures are also planned. :he city s hould aggressively pursue the recommendations of tile new downtown plan. The new 1--1atr.rfront residential development proposed in this plan will need to be supported by a viable r1nd attractive do1,mto1-1n. Bay City is one of the few central-place cities in Michigiln whose downto1-m has not been 1-1eakened by the development of outlying shopping mall s . The city should expeditiously carry out the needed improvements to the downtown area to ensure that it will remain the dominant shopping area within the metropolitan ilt ' f' ,l . l/pvifalizc1!.io11 nf 1hr 111r1ny neighborhood busi11p c;c; distt·icts should be continued. I7 i �·······-----------IIIGH AccESSIBILITY DEVELOPMENT /\REAS Tt1e city should encourage new construction within high-accessibility development areas located along certain segments of the city's major thoroughfare network. High-accessibility development areas are intended to provide opportunities for medium-density residential development, commercial development, office development, and institutional development. Such development should not occur in strip fashion but should be built on sites of a block or more in depth. Adequate off-street parking and generous landscaping buffers should be provided to ensure that the development is not harmful to adjacent single-family residential areas. ELIMINATION OF INCOMPATIBLE LAND USES The city should seek to elin1inate as many incompatible land uses as possible from its residential neighborhoods. Historically, many commercial and industrial uses have become intermi xed with the residential fabric of the city. Over the short run, it will not be possible or desirable to eliminate all incompatible land uses from Bay City. The pattern of commercial uses in residential areas is too firmly established to be quickly erased. The Bay City tradition of neighborhood stores and taverns can be maintained, but efforts should be made, through detailed neigborhood planning, to lessen the undesirable impact of commercial uses in residential areas. Incompatible industrial uses should also be eliminated from residential area s . It is not recommended that wholesale downzoning of incompatible industrial uses be done. Downzoning should be used to prevent more intensive industrial operations from being established in existing industrial sites in residential areas. Downzoning which makes existing industrial facilities nonconforming should be used only to a very limited extent. Greenbelts, buffer strips, improved off-street parking, and other approaches, should be encouraged through zoning and detailed neighborhood-level planning in order to make incompatible industrial uses less disturbing to the residential environment. 18 �--------- :• ·- -----INDUSTRIAL RELOCATION llistorically, industry ir1 Bay City developed along the riverfront because it provided a source of power and transportation. This riverfront pattern was later reinforced by tt1e location of railroad rights-of-way along the river's edge. Because of the importance of industry to the city's tax base and employment, the city should work with industries at their existing sites on expansion or rehabilitation projects. The city should only attempt to relocate the industry, or redevelop the site into another use, when the industry cannot operate profitably at the site. Several of the designated industrial areas in the Bay City Plan have room for industrial expansion. The Bay City Plan contains five industrial areas which contain approximately 1,035 acres. There are also ~bout 100 acres in Portsmouth Township which could be ·used for industrial development. RAILROAD CONSOLIDATION The city should continue to push for additional railroad consolidation and right-of-way vacation. Right-of-way which provides essential service to existing industrial developn1ent rannot be eliminated. However, the city should be sensitive to opportunities for i·ight-of-way vacation created by phasing out of industrial uses or changes to uses not requiring railroad service. Where right-of-way elimination cannot be accomplished, detailed neighborhood-level planning should provide for landscape buffering of railroad right-of-way from adjacent residential uses. SYMBOLIC ELEMENTS AND LANDMARKS Bay City has many symbolic elen1ents which create strong visual images and give character to the city by virtue of their location, physical appearance, and functional importance. The city should carefully preserve and improve these symbolic elements in future years, 19 �~~~~~~~----------The Bay City City Hall is a most striking element in the city skyline. The recent extensive renovation program carried out in this building will ensure its continued use for many generations. Many of the city's beautifully designed churches such as St. Stanislaus, St. Boniface, Immanuel Lutheran, and Holy Trinity, are all notable for their symbolic importance to the neighborhoods of Bay City and should be carefully preserved during coming years. THOROUGHFARE SYSTEM Thoroughfare improve,nents should be made to increase continuity in east-west and northsouth circulation on both sides of the Saginaw River. The continuity of Bay City's circulation system is deficient largely due to the historic development of the city as five separate communities. The collapse of the Third Street Bridge is a recent event which has reduced the continuity of Bay City's circulation system. A continuous west river thoroughfare should be developed to connect the southwest and northeast sections of the city on the west side of the Saginaw River. Thoroughfares should be improved to upgrade north-south circulation on the east side of the Saginaw River. A new bridge is needed north of the downtown area to provide better east-west circulation across the Saginaw River. Existing east-west thoroughfares on both sides of the Saginaw River should be maintained in good condition. Provision should be made for the elimination of regional through traffic by development of a circumferential by-pass. Presently, many of Bay City's thoroughfares are periodically congested with regional through traffic traveling between I-75 and the thumb area, or using state highways which pass through the city as an alternative to I-75. Bay City should press for the early implementation of one of the several by-pass plans now under consideration. 20 �. ,•• aaa - - Ill . . • • • • • • • . . CONSERVATION OF EXISTING NEIGHBORHOODS NEIGHBORHOOD CONSERVATION ISSUES Bay City has one of the highest proportions of older housing of any central-place city in Michigan. Approximately three-quarters of the homes in Bay City were built before 1929, and most of those were built before 1910. Despite this high proportion of older housing, most of the city's neighborhoods have remained remarkably stable. According to 1970 Census data, 66.8 percent of Bay City's households had lived in the same housing unit for four years or more. According to 1960 Census data, 66.9 percent had been living in tile same household for four years or more. There are very few areas in Bay City which have any abandoned homes. llornes which are vacated because of safety violations are rapidly demolished. During the past decade, approximately 1,000 substandard residential units have been razed. Nev-1 suburban housing has attracted many former Bay City residents, and many current residents aspire to live outside the city limits. However, there has been no massive suburban flight from Bay City of the type experienced by other major urban centers in Michigan. Many residents seeking new housing have bought vacant lots in existing neighborhoods. The current high cost of new housing and the high interest rates required to finance housing are encouraging many residents to improve their existing li o111e rather than move to a new one. Thr strong ethnic character of Bay City neighborhoods has contributed to an intense sen se of community pride. Residents believe ethnic pride is responsible for the immaculate co ndition of many older housing units in the city. Residents of Polish ancestry are most numerous today, as they have been for many decades. Historically, Bay City has also been characterized by distinct German, Irish, and French communities. The churches of Bay City play a very important role as the focal points of ethnic and neighborhood identity. In addition to their religious and social function, many of Bay City's churches play an important symbolic role hy virtue of their remarkable architectural design. 21 I-- �~~~~~~~~----------Bay City's neighborhoods are not without problems. The city has not been successful in retaining younger residents. Most of the city's highly-valued neighborhood stability is attributable to older families. Young unmarried persons, and young families with children, often look outside the city for new housing opportunities. Suburban locations are attractive because of their large lots, lower taxes, and desirable schools. Because of declining enrollments, there has been a substantial decrease in the number of elementary schools in Bay City. During the past several years, 16 elementary schools have been closed. This has diminished the strength of the neighborhood unit in Bay City. Some residents are concerned that Bay City schools do not have adequate financial support. Recent school millage requests have been turned down by Bay City voters. Although the Bay City school system does not receive as high a millage as some other urban school systems, the overall burden of city, county and school taxes is considered high. 22 �··-----~---------Residential deterioration can be found in Bay City, n1ostly in scattered pockets of bliqht, but also in a few areas which extend over several blocks . The reasons for such blight are numerous and complex. Some housing deterioration may be inevitable. Bay City's high proportion of older housing units makes a certain amount of residential deterioration almost inevitable, as does the city's high proportion of older residents with fixed incomes. During the preparation of the Bay City Plan, community leaders representing citizens' groups, neighborhood organizations, realtors, the financial community, and city government sat down to discuss reasons for housing deterioration in different parts of the city. They noted that much of the housing deterioration is associated with absentee landlords. Some said that the ethnic pride which sets a high maintenance standard for a person's own home does not set the same high standard for rental property. Other leaders noted that maintenance of rental property is difficult because banks sometimes deny loans to improve rental properties. People with low incomes find it difficult to keep their homes in good repair, but some community leaders are disconcerted by neighbors who prefer making payments on a recreation vehicle to 111ak i ng payments on a home improvement 1oan. Some community 1eaders believe that banks and savings and loan institutions have red-lining policies which deny ho111e improvement and mortgage loans in certain areas, but leaders of the city's financial community are unanimous in asserting that this is not so. Most all agreed that tax payn1ents and heating costs have become particularly burdensome for owners of the large old homes located in some Bc1y City neighborhoods. Many community leaders believe there is a need for better municipal control of housing quality. Some felt that special permits should be required for conversion of one-family residential structures to two-family residential structures in the RM-1 Zoning District just as in the R-1-C District. Many community leaders felt that housing units should be inspected and brought up-to-code each time they are sold. Scattered type public housing was seen to be generally desirable, but the recognizable design uniformity of public housing units was believed to be stigmatizing to the neighborhoods in which they were located. Almost all community leaders who sat down with the planners expressed the need for the city to adopt comprehensive priorities for dealing with housing problems. They felt that piecemeal approaches designed to distribute neighborhood improvement efforts equally among the different areas would not be effective. 23 �··-----~~---------SPECIAL NEIGHBORHOOD PLANNING PROGRAMS Simultaneous with preparation of the Bay City Plan, a comprehensive city-wide analysis of housing conditions was commenced. The study was initiated to obtain information needed to set housing and neighborhood revitalization priorities. It is the first such comprehensive analysis of city-wide housing conditions since the Bay City Community Renewal Program was completed in early 1972. Since 1972, the Community Renewal Program has been the basis for detailed planning of very specific neighborhood improvements in carefully delineated areas. Neighborhood plans which have been completed to date have been incorporated in the Buy City Plan and summarized below: 1. Patterson-Belinda Redevelopment Plan: This plan covered the area north of Woodside Avenue between Crotty Street and Trumbull Avenue, and the area north of the Saginaw River and east of Sophia. Clearance of substandard housing lo make way for industrial expansion was coordinated 1tlith construction of the new approachways to the Independence Bridge. 2. Jefferson-Lincoln Redevelopment Plan: This plan focuses on the area bounded by Jefferson Street, First Street, Lincoln Street, and Fourth Street. The plan provides for redevelopment and major rehabilitation activities in th e area between Madison and Lincoln. The plan provided for clearance of a three-block site for a 158-unit elderly high rise. A 10-acre park is partly developed. Three blocks of new, private townhouse development are incorporated in the plan. Extensive funds are avc1iluble fnr housing rehabilitation. 3. North Henry Street rlan: This plan focuses on the area bounded by North Henry Street, Union Street, Wenona Avenue and Hart Street. The plan propo se s vacation of a portion of Catherine Street and an existing railroad right-of-way. Provision is made for new residential development, park area, a greenbelt, and a bicycle path network, and retention of neighborhood commercial development along North Henry Street. Imp 1ementat ion of this p1an has been combined with efforts to irnplP.111ent the Midland Street Plan. 24 �-- < --- ----- <._,. --- -zz --... L'"": "- if, ,_' -'--------------wi1oer - - - -... ' ,l , ,..,., 2 r .., -= -~ 2 ..:., ....... .... = :.., = /' LJ__.,...-,.___ - --.-.....,.,,. Lafavet1e - ;._ I .:. = "J. -== -= :: :., J. I I I N l'°: L--~---, r- __ __J r------' I I \ I .... "-JI ~ ~ ;._ _, �-- - - - 11111 . . - - - - - II. Midland Street Area Plan: This plan focuses on the historic Midland Street Business District and surrounding residential development. It addresses the need for a new thoroughfare alignment in co11junction with the replacement of the Third Street Bridge. !he chief residential recommendations include extensive redev r lopment for multiple-family housing and the pre ser vation of other residential areas through rehabilitation. 5. South End Arca Plah: A revitalization planning program has been started in this area. The area is bounded by 27th Street, Jennison Avenue, Cass Avenue and the Saginaw River. The plan points to ce 1·ta in critic al actions that should be taken such as: /,; 6. Strengthen the single-family residential environment 1•1i th relv11Ji l i tat ion and code enforcement programs * Acquire and develop land for direct riverfront access i1nd reci·ci1tinnal use * Work toviards a concentration of commercial land uses along 13roi1dway Avenue * llezo ne lt1 11d for ne1-1 residential development Columbus Avenue Area Plan: A revitalization planning program is being carried out in the area bounded by 10th Street, Ridge Road, 18th Street and the Saginaw River. The Land Use and Circulation Concept Plan has been planned to a significant extent to maintain the essence of Columbus Avenue so that when it is totally revitalized it will still be readily recognized as a familiar experience and image by tl1r. people who regularly use it. 26 - - - .. �W1W1W1 W1W1 • 1 -J WI - I - I - I. , - I - •1- r~EW HOUS I r~G DEVELOPMENT The Bay City Plan proposes extensive new housing developn~nt within the existing corporate li111its of the city and within portions of Portsmouth and Frankenlust Townships proposed for annexation to the city. New single-fa111ily and multi-family development is proposed within the city's present corporate limits. Single-family development is proposed for the portions of Portsmouth Township suggested for annexation. Single-family and multifamily development is propoc:;ed for the portion of Frankenlust Township proposed for annexation. New residential developn1ent will be needed to accommodate the growing number of households which will wish to live close to n1ajor employment and shopping opportunities. Residential locations within Bay City can offer convenience to jobs and services and an established infrastructure of public utilities will minimize the "bite" of increasing transportation and housing costs. If Bay City can capitalize on these assets, the next generation will witness a rejuvenation of the city unmatched by anything which has occurred in Bay City during the past one-hundr-ed years. The potential for new housing development in Bay City can be strengthened by e111ploy111ent growth. However, extensive new residential development is not dependent on the creation of large numbers of new jobs. The increased desirability of in-town residential locations should be enough to sustain major new development over the next twenty-five yer1rs. RIVERFRONT RESIDENTIAL DEVELOPMENT IN THE JAMES CLEMENTS AIRPORT AREA New residential development on the site north of the Ja111es Clements Airport is a good illustration of a dramatic new land-use proposal of the Bay City Plan. The area contains approxi111ately 200 acres, most of which 1 ies substantially below the Saginaw River flood plain. Use of dredging, filling, canals, and elevated structures could render up to 145 acres developable for a planned residential community consisting of multi-family and single-family structures. At an average density of ten units per acre, 1,450 families could be housed in the a1·er1. The proposed new development should take full advantage of 27 ~ �1W1_ 1_ 1_ 1 - I- I- I-I-I. ,. ,. , -1•1-I its riverfront location. Canals could provide needed drainage as well os permit recreation access to the river. A portion of the area could be left in a natural open-space preserve. Multistory residential structures could be oriented to view s along the river. A mixture of housing-unit types could provide residences for families, young adults, and senior citizens. With proper design and marketing, tl1< area could become the most desirable residential community in the Bay City metro politan area. Marketing of quality residential development on this site would be enhanced hy deve 1op111en t of a 1oca 1 access road which could connect with the Veterans Memori a 1 llighway at the extreme north and south ends of the airport site. Such a local access road would enable residents and visitors to by-pass existing industrial develop~er,t located on the east side of the Veterans Memorial Parkway. If the city annexes this industrial area, steps should be taken to require future industrial development t.,> prnvide a substantial landscape buffer along the highway. Such a buffer :; hould include il high berm and dense rvergreen planting. Thi s site is one of the most promising locations for major new residential development in Bay City. This location on the Saginaw River provides a potential for exploiting natural amenities which can help guarantee successful development. It is large enough to take advantage of economies of scale. The value of existing investments on the site is low in comparison with the value of investments on other riverfront location s in the city. The site is presently owned in part by the city, but municipal ownership is not required for successful residential development. Indeed, it is intended that the area be primarily developed and marketed through the private market. The desired quality of development could be achieved through appropriate zoning regulation. To help prepare this site for residential development, the City should encourag e its des ignation as a fill site for river dredgings. It is recognized that environ111entalists will oppose the filling of this site. The city will have to argue that thi s site is one of the few remaining sites in the city that can be developed for needed ho11 s ing Mld that the city is p1·e" e1·ving other "natural" sites along the river. 28 �• ___ ___ _ -••1111••-, RIVERFRONT RESIDEHflAL DEVELOPMENT IN T•IE CENTRAL BUSINESS DISTRICT fhr Bay City Plnn incorporates riverfront residential development proposals set forth in the Bay City Downtown Rrdevelopment Plan, a separate, recently completed plan. Adaptive reuse of exi st ing structures for residential purposes is proposed for the Mea north of Wenonah Park. This area is presently occ upied by industrial, warehousing, and retail facilities. Much of the existing floor space in this area is vacant. Adaptive residential reuse could be accomplished in steps over a period of sr.veral years. Howe ver, successful marketing may require substantial improvements over the entire area to ueate an attractive, unified residential environment. The a1·ei1 enjoys an attra c tive view of the Saginaw River and the Veterans Memorial Park. lhe proposed Saginaw River B1·idge can be an asset to this view if properly designed. lhe scrapyard located 011 the wr s t side of the river north of Midland Street should he removed. RIVERFRONT RESIDENTIAL DEVELOPMENT BETWEEN THE CENTRAL BUSINESS DISTRICT AND THE AIRPORT AREA The Bay City Plan proposes riverfront residential development on the east side of the Sagi naw River between Ninth Street and Forty-First Street, on the Middlegrounds, and the west side of the river beb·1een Crump Avenue and Ivy Avenue. High-density multifamily residential development is proposed for the east and west side of the Saginaw River where clearance of ex isting industrial and residential developments would be required. Medium-density 111ultifamily residential development is proposed for vacant portions of the Middleground s. In all, these areas contain approximately 180 acres for high-density 111ultif c1 111ily residential development, ilnd 36 acres for medium-density 111ultifa111ily residential development. Approximately 70 acres currently utilized for industrial, warehousing, and commercial functions 1vould be cleared; appoximately 70 acres currently utilized for residential development would be cleared. The balance of the area is undeveloped or in public rights-of-way. At average densities of ten units per acre for medium-density development and 15 units per acre for high-density development, 3,000 ne1v residential units could be constructed. ;,ig �I I f I I I I I I :.. ::: .,. _ I _ _J :., = < --z. ----- :.. L : -1 I ] ] ... r .l IJ .., :II =) , :.. = -:: ! ..,::: 'V 'f ::: 'f. ::: ' "f :., , ' = f :., :., :.. rJ', '.' :.. ,...__ J, ODIi ..... .••• .: I . I I- L. -J •. i : LL-H·· \ i , l : :: ~ - ;..,_...::: - _,,. ....:: :: ..:: -::: -- \' I I • l '•• I •• • 1 ..•• .•.• .. . .. :: - .- ~ ·..::.. - - --..::._ - :: :: :: :: ::.: ...:: ;.... :: :: ·- -- ....:: --- --:: :: .._ :: :: :: :: :: - I I ............ ····--···· :-- :: ·:: '---- I I I l :::::: .__ ~ -·.-.::....: ..::._ ::::: - ...::, :.... -- CJ :: :-=::::--........ ~ ...:....-:::: :: �W '• W ~ WI 1111 • • • • • • ,. • ,. l<cdevrlopment for high-de11sity i·esidential use along the Sc.1gina1v River should be a lonqrange policy of the city, not a short-range objective. It 1vill not be economically fe,1sible or desirable to force the relocation of viablr industrial concerns which wish to remain on the Saginav, River. However, it should be possible for the city to pursue long-range redevelopment strategies which can take advantage of periodic private market decisions to relocate from existing facilities. Such a strategy is outlined in the ~cc tio11 of the Bay City l'lan entitled "Riverfront Redevelopment Strategy." r1IDLAND NEIGHBHORHOOD HJGH-DENSITY MULTIFAMJLY RESIDENTJAL DEVELOPMENT New high-density multifa111ily residential development is proposed in the Midland Street neighborhood. /\ subc;tantial portion of this high-density residential development lies adjacent to Veterans Memorial Park. One high-rise r11ultifamily residential structure has alr·eady been constructed in the area. High-density multifamily residential development i s particularly arprorriate for the area. Residents will be close to the Midland Street Busine c;s District and tl1e Central Business District. A substantial portion of the area er1joys attractive views c.1cross Veterans Memorial Park and other proposed riverfront opens pace areas. Apartments constructed along Vermont Street and the proposed West River ,1rtf!t·ial s treet could b0 designed to minimize the effects of anticipated heavy traffic volumes. Parking areas can be located between residential structures and arterial streets. Sides of buildings could face arterial streets. Screeninq walls and landscape huffers can ,1lso hr. constructed r1ln11ri arterial streets. /\rmEXA TI ON OF RE s I DE rn I AL DEVELOPMENT AREAS lhe Bay City Plan provides for annexation of upproxi111at e ly 2,626 acres from Portsmouth and 1-t·a nkenlust Township s east and south of the city. Sin<Jle-family residential development is proposrd for most of this area. The annexed area west of the Saginaw River could accoITT110rL:it.0 ,1 planned residenti ,11 development. High-density multifamily residential develorment, 31 - �• ------ - - - - - - 111ediu111-density multifa111il y residential development, and single-family residential development could all occur in a mixture which provides residential units for families, senior c itizen s , and young adults. Residential development on the west side of the river could i11clude canals, nature preserves, and other features to take full advantage of the riverfront a111enity. Convenient s hopping to serve residents of th e area could also be included. r1oBILE lloME PARI< RE S IDENTIAL DEVELOPMENT There ar e two mobile home park communities located within the present corporate limits of Bay City. One is located in the industrial area between Broadway and the Chesapeake and Ohio Railroad right-of-way . There is limited potential for expansion of this mobile home ar ea be cause it i s cornpletely surrounded by exi s ting development. The second mobile home park community is lo cat ed ea st of Euclid Avenue between Niagara and Hotchkiss Streets. , Thi s co111111unity could be expanded across the Grand Trunk Western Railroad right-of-way. Such ex pan s ion was plann ed by the original developer of the mobile home park. Expan sion co uld help meet any additional need for mobile home sites within the city, and it would pro vid e an opportunity for re s idential access to the Saginaw River. Proposed anne xation of the are a ea st of the Jan1es Clements Airport would bring an additional existing mobile home community within tli P. corpor a te limit s of Bay City and provide land for expan s ion. 32 �····------ .... RIVERFRONT REDEVELOPMENT STRATEGY THE MAGNIFICENCE OF THE SAGINAW RIVER The Saginaw River, becausr' of its dramatic width and its improving water quality, is certainly Bay City's most important natural asset. This asset should be capitalized upon to bring new upwardly mobile people into Bay City. Over the next tv-1enty-five years, extensive new residential development could occur adjacent to the Saginaw River. Such residential development could be designed in an integrated way with riverfront marinas and pat·ks to create a residential lifestyle which is attractive to people from throughout the metropolitan area. IIISlORICAL RIVERFRONT DEVELOPMENT PATTERNS The bold new riverfront redevelopment strategy proposed by the Bay City Plan requires changing a land-use pattern which is older than Bay City itself. Industrial use of the riverfront has ct1aracterized the Bay City area since the communities of Portsmouth and Lower Saginaw were platted on the east bank of the Saginaw River in 1836 and 1837. lhe Saginaw River was an essential avenue for industry and commerce from these very early days. By the peak of the lumbering boom, the Saginaw River carried a level of traffic analogous to the 111ost heavily used modern thoroughfare. In July of 1868, recorded river traffic passing the Third Street Bridge included 326 steamers, 1,694 tugs, 442 sailing vessels, and 217 barges. All of the area's major lumbering and related industries were located along the river, or very close to it. The river was, however, a less than perfect avenue for transportation. In the winter, traffic came to a standstill. After the Civil War, the railroad become the preferred means of moving natural resources from the hinterland to major urban centers. The first railroad service to Bay City came in 1867 with the completion of a Bay CitySaginaw line. Subsequent railroad development brought Bay City in touch with more 33 �-----------ex tensive 111a1·kets for its lumber, fish, and salt products. The city was eventually served by the Grand T,·unk Western, Pere Marquette, Chesapeake and Ohio, Penn Central, and Detroit and Ma ckina c Sys tem s. Numerous railroad spurs were cut through residenliJl area c; on both side s of the river. Industrial facilities were no longer dependent upon riverfront lo ca ti ons ; th ey sprang up along railroad line s throughout the a r ea now vJithin the Bay Cit y corporate limit s . Hov1ever, industrial utilization o f the riverfront continued because rail road 1 i nes were stretched out to serve ex i s ting concern s along the river and the lines generat ed new indu s trial development 011 vacant riverfront land and as replacements for older facilities which closed down. Thu c;, th e 01·iginal ri ve di-ont industrial development pattern became self-perpetuating. 34 �··•--11111• - - - - - - RIVERFRONT REDEVELOPi1ENT STRATEGY Change in industrial occupancy is a natural pheno111ena in the long-range economic cycle. S0111e industrial fin11s close their doo1·s , others find ne1-1 locations for expanded or more 111odern facilities. During recent years, Bay City has see n the closing of the Defoe Shipbuilding Company, an important local industrial concern since near the turn of the century. There has been s peculation that other riverfront industrial establishments 111ight close or relocate. Over the years, many riverfront industrial properties have c l1anr;rd fro111 one ind11 str ial uc;e to another. It is within the purview of Bay City to manage the proce ss of industrial change to achieve a new land-use pattern, a land-use pattern which opens more of the riverfront to people-oriented residential and recreational uses. Achieving such a land-us e pattern will take a long ti111e. Thirty years may be required to shift the usage of ex ten sive portions of the riverfront frorn industrial to residential or recreational uses. The city will hav e to adopt a patient and sensitive management approach in order to achieve the de s ir ed land-use change. Key ele111ents of the approach are as fo 11 Ov/<;: l. The city will l1ave to maintain close communication with established industrial fin11s along the riverfront. The city should keep abreast of the needs and plans of riverfront industrial firms to the maximum c x tent po c; s i h 1r~. 2. The city should not expect to pressure riverfront industrial concerns to relocate. However, whenever locational decisions are to be made, the ci ty should be prepared to present viable relocation options which are attractive to riverfront industries and the city itself. The city should be prepared with locational alternatives whe.never a fin11 co nsiders a major investment in its present site. 1rl �., ------ - - - - - Making available viahle relocation options requires available industrial siles of a variety of sizes within the city limits. During recent ycilr'S, several Michigan cities have been able to achieve cJra111cJtic land-use changes by developing industrial parks to provide a relocation resource for older industries. At the same li111e, 111any major Michigan cities have lost existing industries because appropriate new sites were not available when crucial n~lociltion decisions were made. 3. £3ay City must hf, prepared to acquire existing industrial properties and l1old them over an extended period. This will be necessary to assemble areas large enough for attractive riverfront residential development. Properties may be acciuired and lr,ased until the appropriate time for redevelop111e11t. In thi s v1ay, holding costs can be reduced. If previous occupants r e lo ca t e 1\lithin the city, there need be no tax base l OS t . 4. The sensitive u·; e of downzoning may be necessary in order to avoid major ne1-1 1·i vedront industrial reinvestment that could best be captured elsewhere in the city. Major new riverfront industrial invest111ent will increase the cost or at least delay the ti111etable few the transition to residential use. 5. Bay City 111ay wish to utilize its Economic Development Corporation to oversee and manage the long-range relocation of existing indust,·y to new industrial locations within the city. The process can be coordinated with efforts to attract new industry from outside Bay City . Property management could be assigned to an existing or new municipal department, or private property 111anaqr;111ent firms could be used. 36 �•111• - .. - - - - - - - - - - -6. I lie urban re11e1·1i11 appi-oach used by Bay Cit y to c1chi eve 1and-u se changes in t'10 l'r1tterson-Belinda area will have very limited applicability 011 thr riverfront. The approach is costly and the federal gra11t 111oney needed to underwrite it is unavailable in sufficient quc1ntities. Under the urban ren ewal approach, the city must acquii·e pi-operty, by condemnation if necessary, relocate busines c;cs r1nd residents, de111olish structures, and sell the property foi · rww development. The market va 1ue for riverfront property zo11ed for residential developlllent 1-iill be a fraction of the total urban rene1vi1l cost. Federally 111andated relocation pay111ents to i·0s idents and businesses which are forced to move are among the 111o s t expensive ingredients of the urban renewal approach. Ba y City will avoid these relocation costs by allowing relocation to take place at the initiative of individual indu s trial cnncrrnc; over a more gradual, longer time period. r1tlf~l<ET VALUE ANALY S I S The 111arket value of vacant lc1nd suitable for high-density riverfront residential develop111ent could exceed the market value of that land for present industrial and re s id ential uses. Lc1nd along the east side of the Saginaw River which has been proposed for riverfront residential development includes both industrial and residential uses with a total as sr.ssed value of approximately $2,500,000. Its market value should be between $5,000,flOO and $5,500,000. This represents a market value of approximately $25,000 per acre. If the land were rezoned for high - density mult ifami 1y resident i a 1 development, it could hiJV e a market value of between $6,000 and $10,000 per permitted i·es idential unit. With residential densities of 15 units per acre, the land would 37 �', ! - ........ .· I z --. ----, -' I I I I I II C. ;....,_' , .- ~.,,,., r- z L_ ,1c1 mt>.it [ .! C 0 • -0 0 :I r .. . .r ) ----.,... ..... ----.-.... r •' ::, 'J --'.'.'.'. ,. ' 5. C: 0 0 0 (.) C I i .... ~--··ca,~· ··········· ······ \,, ·., _____ _ \\ \ -=-···········- ------- -------· :: I • �,_ ...... - - - - - - - ... l1avc a market value of $G5,000 or 111ore rer acre. Of cou1 ·se, redevelop111ent costs 1vill be higher than the cunenl 111cJrket value of the land even if relocation costs are avoided. Co s ts for de111ol it ion of existing structures and site prepJration will be c; ull s tcJntial. Many existing streets will have to be vacaled and their pilvements rirped up. New public i111prove111ents will be needed in the area. Management of properties during the interim between acquisition and resale could be a deficit-producing operation, at least in some cc1 c; es . l{/\IUW/\D (ONSOLID/\TIOIJ t·1cJny of the r·iverfront al ·"as proposed for residential redevelopment are served by e x i s ling l'ailroad line c; . S11cccs s ful residential redevelop111ent of these areas cannol occur 1vith freight Cilt·s l'Unning through them. Carefully planned railroad consolidation will be nece s saty in order to preserve essential services to industries viliich will re111ain along tlte riverfront over the long run c1nd to eliminate railroad I im"'· in future residenti .- 11 redevelopment areas. JAMES CLEMENTS AIRPORT lite Jt1111es Cle111ents Airport should be 111aintained as a Basic Utility II type of airport. lllis class of airport should have no detrimental effect on the proposed ,tdj,1crnt riverfront houc;inq. lfJ �-------- - - - - COMMERCIAL DEVELOPMENl REGIONAL lRADE AREA [3uy City is the 111ost not ·Lhr.rly 111ajor metropolitan area in Michigan. For this reason, tlte tradr arer1 for Ba_y City's comparison retail establish111ents extends well into the counties wlticli lie to lit e north along the Saginaw Bay and inland. Bay City retailers can expect to Ci.lpture i.ln i111portant part of the retail expenditures of residents of Arenac, Gladwin, Iosco, r1ge111aw, Roscommon and Clare counties. The cities of Midland t111d Sariina1--1 compete v1itl1 fl.:iy City for a share of regional comparison retail trade 10 �- ------ - - - - - - - -ex penditures, but Bay Cit y's location puts it at an advantage in capturing the expenditu1·es of residents living to the north. Midland and Saginaw retailers enjoy a locational aclv,1ntt1ge over Ray City in capturing comparison retail expenditures of persons living to L11 e so uth . Bay City' s Central Business District is a major regional commercial center. !he Midland Street Bu s in ess Di s trict and the Columbus /\v enue Business District also have ex t ensive a111ounts of co111p,1rison retail space which help s attract shoppers from throughout tl1e region. Major retail attractions located just outside of Bay City include the K-Mart a11d other st ores located on [uclid Avenue, and the Hampton Square Mall located east of the city. M,1jor c1ttrr1 ct. i1111 <; r1t lla111pton Square Mall include a K-Mart store and a Wiechmann' s •; f. nn~. RAY CITY RETAIL STRUC!URE /\ I though s hoppinq facilil .ies an' sca ttered throughout Bay City, most retail development li es withi11 nine general a1·eas . Three of Bay City's nine retail areas contain primarily crn11pari so n retail 11ses. r11e se three are the Central Business District, the Midland Street l3us ine ss District, a11d tl1e Co lu111bu s Avenue Business District. The Central Business Di s trict co 11tc1in c; the large s t concentration of commercial activity in the city. The 406,000 square fee t of retr1il sp ac e in U1 c Ce ntral Business District i s over half of th e 714,000 square fr.et in th e city as a 1-1hole. The Central Bu s iness District is pri111arily a comparison 1·e tail ce nt e r; 277,000 squa1 ·e f ee t of C.B.D. retail square footage is devoted to compari so n U'~es and only 29,000 squan feet is devoted to convenience uses. The Midland Street 13u c; ines s Di s trict, locr1t cu across the river from the Central Business District, functions as iJ seco nd "downtown" for Bay City. It contains 64,000 square feet of retail floor area, 117,000 c; quare feet of co111parison area, and 17,000 square feet of convenience area. There i s 111ore t·etail floor· area alonq Columbus /\venue than ~n the Midland Street Busines s Di s trict. llov1eve r, the retail floo1 · area alonq Columbus Avenue is intermixed with other uses so that it i s not as concentrated as in the Midland Street Business District. In all, there is 93,0 00 square feet of retail floor area along Colun1bus /\venue; 73,000 square feet is compariso n retail and 20,000 sq uat ·e feet is convenience retail. 1 /JI �,.,.,..-..11111 ... ... --- ------ f\ay City's six 1·e111ain111q retail ar·eas contain a 111i x tul'f:' or COi11pal'iso11 il11d convenience retail establish111rnts. lliey also contain a nu111ber of personal service use s such as barbe1· and beauty shops, laundry and dry-cleaning establishments, repair· shops, und other si111ilar uses 1vhicll c11·e co111plementary to convenience retail establishments . l~etail concent1·ations c,1n !Jr~ found on Marquette Street in the Banks area, on Johnson St1·eet between 1-ioodside and Fifth Streets, on Kosciuszko Avenue, on Lafayette Avenue, on Salzburg Avenue, and on Broadway south of 28th Street. Substantial commercial develop111ent probably would have also occurred on Euclid Avenue if it had not been for the resistance of adjacent residential property owne1·s; most of Euclid Avenue connnercial development occurs in Bangor Tm<1nship and in Monitor fownship. Wilder Road has recently been zoned commercial, c:J11d nevJ stores are starting to be located adjacent to this 1·ccr ntly v1idened highwav. CErHR/\L Bus I rff ss DI s 11 ~ 1r:T fluy (ity hris a strnng Centi-al Business District v1hicli hri s historically captured r1 very hi(Jh proportion of 1·ela il expenditures. In 1972, the 111ost recent year for which Census of Business data is avail.1ble, Boy City's Central Bu s ine ss District captured amost onrhalf of all Bay City 1·etail expenditures and almost one-quarter of all Bay County 1·ctail expenditures . Belvn'e11 1967 and 1972, the propo1tio11 of cily c:rnd county 1·ctoil expcndit11res captu1·ed by the Central Business District declined only sliqhtly. Du1· inq Lile sa111e ti111e pe1· iod, tl1e central business districts of 111a11y other 111ajo1· cities in Michigan lost mu c h 11101 ·e g1 ·ound to outlying comretitors. l01· exa111ple, in 1972, Saginaw's Central Business Dist1·ict capttwed 9.9 percent of Saginilvl Standard Metropolitan Statislicr1l Area retail expendit11res, down frorn 13.7 percent i11 1967. In 1972, the Central Business Di s trict of Ann /\rl>or captured 8.3 percent of /\nn Arbor Standard Metropolitan Statistical Area retail ex11enditures, dovm frorn 15.0 percent in 1967. In 1972, the Kalamazoo Central Busine ss District captured only 4.6 percent of f~alarnazoo Standard Metrnrolitr1n Str1tisticc1l /\n,a retail expenditures, dnl'ln f1·0111 17.2 percent in 1967. 112 Ill �I I _J - .. ~ if. < ,. ' '- --< . ,y l :.. '- -< --- I Ce"t•r T--------,.-- rL_ ':., :., _-, ..,:..,-=':., :., '- :.. f .' -- '- ,y :.. '- :., -' -' J - I a~ -~ ~ '.._; ) .. . ... .. .. . . I I C C 0 0 0 " C .r. -~ ..J 2 . .i--•• ------··.. • •······· . :: . ----···.. • ' Coll••~•••• ea•• : - ....-- ....... . .. ---· b---········;··· . -- ...... : : .. . ..., ;.... .. - ::~ ...... :: ~ ,; ~ :: ~ - ·:,. ..__ - ;._ :: - -- ' . . ..... -........ -- :- :: -- - --.::... ' ..,/ ..... ..,/ '...) L_l ''- :.. :.. -... �• ,..,.~1WI,.. __ _ .. --- ------ The decl i11e in the proportion of retail expenditures captured by central business districts is attributable to the growth of outlying shopping centers. The Bay City area has experienced sucl1 growth, but it has not made the dramatic inroads on Central Business District market share experienced in other cities. Hampton Square Mall and the com111ercial establish111ents on Euclid Avenue outside of Bay City will continue to compete effecti vel y with th e Bay City Central Business District for local and regional s hopping dollars. However, it is believed unlikely that there is sufficient market i11 the Bay City area to support a new comparison shopping center of substantial size. lhus, the Bay City Central Business District and other comparison shopping areas have qood potential for steady grnwth, and there is little possibility that they will be undermined all at once by a major new competitor. The opening of the proposed \,Jp110n ,1 h rad: rlaza crnnplc>x 1·1ill further strengthen the Central Business District. RAY CITY DOWNTOWN REDEVELOPMENT PLAN ril e Downtown Redevelop111ent Plan, a separate plan which was adopted in 1979, provides foi · a double loop road svste111 to improve traffic circulation in the Central Business llistrict and to link thr Ce ntral Business District with the Midland Street Busine ss 11i s ti ·i c t. 1he Downto1v11 f~e development Plan incorporates major shopper amenities i11 c ludi11g skywalks, pede str ian-parking malls on Washington Avenue and Center Avenue, i1 plaza at the inters ect. ion of Center Avenue and Jefferson Street, and a riverfront prn111enade and bikeway. Major parking structures are planned. A mixed-use complex-the ~Jenonah Park Plaza--is proposed for the old Wenonah Hotel site. Landscaped 111eclians are proposed for W,1s hi11gton Avenue outside of the commercial core. These i111proveme nts would enhance the econo111ic vitality of Bay City's Central Business !J i '.;trict. The Downtown RP.develorrn1ent Plan designates sites for major new private inv estment including t·eta il and office facilities. A conference center and hotel ,11 ·0 prnpo sed so uth of \·/P n<rnah rark. 44 �1,a ,.,.,. _____ _ ---------- STRIP-COMMERCIAL AREAS Outside of tile Central P.usiness District and the Midland Street 13usiness District, 13c1y City has no areas \~hore co111111ercial development is dense enough to allov1 shoppers to easily patronize seve1·,1l stores with one stop. There are no areas in which a full 1·ange of convenience retail and service facilities (supermarket, drugstore, hilnk, c leaners, and barbershop) can be found within easy reach of each other. The city's strip-co111111ercic1l areas contain a mixture of corrnnercial, residential, industrial ond other uses. So111e off-street parking can be found, but usually in locations where it ser ves 011ly one or two adjacent stores. The Johnson Street and Colu111bus Avenue str ip-co1111nercial areas contain the highest concentration of commercial development outside of the Central 13usiness District and the Midland Street Business District. lhe stores in these area s are, in general, better maintained and apparently more cn111petitive than many of the stores in some of the city's other strip-commercial areas. COMMERCIAL DEVELOPMEflr flLMl H e Bay City Plan provides fo1· an intensification of commercial development in the Central 13usiness District and in the Midland Street Business District. Intensification of commercial develop111ent in selected portions of major thoroughfares is also included in the plan. However, t.he total area of thoroughfare commercial development is between Seco nd St1 ·eet and Fifth /\ venue, on Kosciuszko between Jackson and Farragut, and on Lafayette Avenue betwee n Garfield Avenue and Water Street. The plan establishes the policy of encouraging tile neighborhood shopping function of these commercial areas. fhoroughfare commercial develop111ent is also provided for along Columbus Avenue between Sc1ginc1w Stre et and Mclellan Avenue. The Bay City Plan incorporates planning objective s for this area set forth in the Columbus Avenue Plan, a se parate recently-completed ne ighborho od plan. Thoroughfare commercial develop111ent is provided for along Saginaw <:;trcf't nnd \.-Jashinqton /\v0nur so uth of the Central 13usine ss District. 45 �~ ~,.,..,.,..~-- .. ... - - - ·- - - - - Develop111ent of a 11iajo1· co111111ercial area on Euclid /\venue between Fi s her and Ionia Streets i s proposed. Thi s area contains 30 acres v1hich could acconunodate a comme rc ial park similar in concrpt to an industrial park. Such a development will require r1 lo cal access road off L11clid Avenue. Individual parcel s could accommodate co111111erc ial establishment s which r0quire independent structures, and which would normally be located in s trip- con1111p1-c i,1 I r11·0a s . A convenience shopping area could be part of th e con ce pt. l11r• [3 ;1y f'. ity Pl an ol r; o dr;', i(J11 ,1 t. es high-acce ss il>ilit 'Y.' dev elop111ent c1rea s along key c;0 cJ111ent c. of 111ajor t:hol'Ou ghl c1 1<'S . lhe se high - acces s ibility development areas can acco111111O<L1l<' co111111c1-cic1l as 1~cll ,1'., otl1c1· use s . lligh-acces s iliilily corridor s arc c1ll or pi!rt. s o f : Wilder Road, Eu c l irJ /\ve nue, Saginaw Street, Ko sciu s zko /\venu e , Broadv1ay Avenue, Sc1 l zbu1·g /\v r nu P, Lo filyP tf. P /\ve nu e , ll enry Street, Marqu e tt e /\venu e and Wenona Av enu e . r rn vision is mad e for fring e-co111111e rcial develop111ent in th e area beh1een Woodside Av enu e c1nd ,ii- s t Street i111rnedi a Le ly east of the Central 8usine ss District. Fringe-connnercial use s includ e those v1hi ch ,w e 11ot appropriate in a centr ul business district or neighborl1o od shopping area, 01· do not provide direct service to the motoring public. Typic a l f r ing e-co111mercial use s in c lude auto111obile and other motor vehicle sale s and ser vice e stabli s hments, 111ecliu111 - !.o large- s ize printing establi s h111cnt s , lumberyard s , r1nd foocl s t or age 1ocke r s . fh e B,1y Cit y Plan de li11 e,1tes a s pecial Center /\venue pr ese rvation corridor extending a l ong Center /\v enu e fron1 Madi son Avenue to Lincoln Avenue. The Center Avenue prese rvation corridor i s int end ed to pr e serve the histori c chara c ter of Cente r Avenue. Th e pre servati on corridor con c~ pt can be implemented by zoning regulations which permit office and a limited range of commercial uses to occupy th e historic homes on Cente r /\v enue. Very strict design standards and site plan revi ew procedures should be utilized t o preserve tf1 ri f1i s toric architecture and urban a111bience of th e area . 46 �1,..,.. .... .,. .. ... - .. .. . .. ------ l!IGH-/\CCESSIBILITY DFVELOPMENT AREAS The Br1y C:ity rlan r eco111111e11ds high-accessibility develop111ent areas along certain seg111ents of the city's 111ajor thoroughfare network. High-ac cessibility development areas are intended to provide opportunities for 111edium-density residential development, co111111ercial development, office develop111ent, and institutional development. It is not intended that such develop111ent should occur in a strip fashion with rows of multifamil y housing, shops, and offices sc attered next to major thoroughfares. Development should occur on sites of a bl ock or more in depth. Adequate parking and landscaping should be provided to ensure the dev e lop111ent is not harmful to adjacent single-family residential areas. High-accessibility development areas are delineated along Wilder Road and Euclid Avenue. Residential, co111111r:>rcial, and office development along these thoroughfares could occur on vacant land 1-1hicli has never previously been developed. High-accessibility clevelopment areas are c1lso proposed along segments of the proposed We s t River Drive (Henry Street and Marriuette Street), Saginaw Street, Broadviay Avenue, Salzburg Avenue, Lafayette Avenue, and Kosciuszko /\venue. New multi-family residential, commercial, and office development in these areas could occur through the clearance of existing obsolete and substandard structures. Piecemeal conversion of existing residential structures to 111ultiple-family or nonre s idential use should not be permitted. New development in these areas should be provided with adequate parking and landscape buffering to protect existing s ingle-family develop111r,11L v1ithin adjacent neighborhood s . 47 �I .✓ -- I -=--=-~::.....,-\.\I ;k----· .-%~~\,' _//% "v c r.:. ,,, -:: - -~· --·--'.'.'._ ..,/. -z -~ H•- . _.. r/ ,.r = -.... --- -- : : .... ·7•cr __ j....... __ ;>J\ •• ·• ••••• : : I ~' .- L _.../ \ 1.. !I ~ ~ 7 •• Ii / r,. .__-;- '• Cf; ,. if,, I . f. ;..., ' r- . ;.r. , • , . I .. . ~ - - - - - - . - - - : \ · Ir I I '-- -- -...,. ,:• / .. , -·· :: -- I ': ' ' ' ;,._ .: - ·-.s?·? ...;_ :: .. ; \ .' ., .I ___.,,. ) l \' -. .: \ I .: .: S:: ) ' ::: .::. ._ .:. .: :: ·- .: I '--==-----. ~' \ . .• ;.. - .... . . . . .... -- -.:~;- -- --:-,- -- ;.. .... -··· :: ::- -:. : :•.-_ . . . .... --·- . . . . . . . . ... -- ~ ---- ... ···-· ·-·· ..::._ ✓ > :: :: -- --.- ---::,--. :: :: �. ., ._ ~,-. .. ... ... -- ... - ,_ .... ~ ~ .... .... r.... - INDUSTRIAL DEVELOPMENf l'UTURE } NDUSTR I /\L r,rrn\•/ rH It is anticipated that future industrial growth in Bay City will come primarily through the expan s ion of exi s ting industries. Transportation equipment manufacturing and food and other nondurabl e goods 111anufacturing are expected to be prime growth areas. Transportation equipment 111an11facturing industries require very large sites with good highway and rail access. Water ilccess is sometimes necessary for the large volume of bulk s hipping. Bay City do1? s not have enough vacant industrial acreage within any one area 49 - - �I I I I I ! I -~------------- w •o• ' --- , ----- ....- r--- - - ! I -- I p ' 1.... i ' ~ L I ' tI I 11' .,_ .,,,., I -:----------~~ L rI I I I I I I .,, ' .... I ' ~- ~ l \ ~ '' ... I .! \\ '\ \ - - - - - - - - - - - - - - · "~>U&11'C-- > ' _; r •- :: ...:. ::.. :-- ..:. - -- - ..: ••••••••--••••••••••••• l,O!'• ••-•••••••••••• .. :: ·- :.. :: ::. ------ I U I • • • • • • • • • • • - • • • ................ - • -- ::. ---- --- :.. / , ·····•· ··-·········~·- ~ ······-··-············ .................. . �~ : ..._ ........ ..,._ ...... ._I ... , _ _, -I : , ~ ~ ~ I .... , -- - - to offer good potential for thr~ r!stc1hlish111e11t of i1 111ajnr 11e\'1 ti·ansportation equip111ent 111a11ufact11ring facility. t·lost. grn1-1th is likPly to collie U1rouqh the expansion of the existinq Chevrolet pl;i11t ,rnd it <; r.urpliers. Clearance 1·11lich resulted fro111 the rc1tterso11Be l i nd a UI ba n Rc II r, vi r1 1 I' rn .kc t. p I o v i dc s a d d it i on a 1 a er· f' il ~If' vi it h i n c 1o s e p rn x i ni it y to the CIH'Holct plc1nt. Mon' i11dust1 ic1l are,1 close to tl1r Cllevrnlet rlant could be provided by the redevelopment of 1-r,111aini11g industrial areas located north of Woodside Avenue. niJ11dura1Jles 111anufacturi11g ofhet tl1r1n food includes pri111a1-ily the manufacturing of consumer goods in s111all plant.s. /\ny nf 13c1y City's several indu:-;trial areas with good highway ,1 ccr.ss ,11·c q1itr1hlP fr,r · 111r1d nr1nr1111·r1hlr rinorls 111,1n11L1rt111inq rstr1blish111rnts. IIISfORIC/\L lrmusrnJ/\1 flEVEIOPMHIT r/\TTERN /\ND tXISTING lNDUSTRIJ\L AREAS r,s noted ea1 -l irr, tile c i Lv ' s e :: isl i11q i11dustrial develop111ent pattern predates the incorporation of 8ay Cit y J r, c1 unilir.d 111ut1icipality. Hivpt·front sites becallle the pri111e industric1l locations i11 tlH' citv during the era of lu111her 111ills, vJOoden products 111c1nufacturing. and c;t1lt 111i11i11q. llie gi·eat majority of the city's existing industriill ilCt 'Ci1CJe is in sitPs 1-11lirl1 f1ont on the Sr1ginaw niver. Mr1n_y such sites are long <1nd n<1no1-1; they v1rre irlec1l fn1 · s,31•n11ills and lu111ber storage, but they are not particularly suitable for modern in,lii c; t1 -ii1l 1ila11ts. Hiql111ay accr.ssibility is through two-lane residentir1l streets. This dcvr lop111e11t pattern does not fulfill the needs of modern industrial estc1hlish111ents 1-1hicl1 prefer rxposure to the motoring public for advertising rur·poses. !he strip of i11dust.rial developrnent lying betv1een Lafayette /\venue and Fortyfir·s L Sti·eel contains tire 11c1nov1r.st and most roorly-r1ccessed industrial sites in the city. vii tl1 t.he exceptio11 of i1 fr'"' recently-developrd sitPs ne ,1 r rorty-first Street, most of the st.rip contai11s very lov1 inl.rnsity ind11strial uses. The l3ily City Plan rroposes long-range pliasinq out. or tt1i c. i11d11 r, f:1 iul area. In the sltort-ranqe, the city should v1ork with these industries t.o keep thr111 r 11 1hr t1x roll ;:111d to prntect. jobs. When changes in the economy, tr.cllnology, 01· vc1lues ocrut · that \viltTant lite industry to find a new location, the city should ilssi s t in rrlnc ,11 i11q th0 i11d11st.1-y in the cif:y ancl in redevelopinq the old site into housinq. 1 1 r; I �·····-l·-l-···••11 r·urURE lNDUSTRI/\L DEVELOPMENT /\REAS !lie Bay City Plan incorpo1· ,1tc>s five industrial areas v1ithin the existing city li111it ,;, a11d one indu s trial arra in a portion of Portsmouth Tow11sllip proposed for annexation to the city. In al 1, inclt1st1·ial areas within the city contain approxi111ately 1,035 r1ues. lhc Pm·ts111outl1 l o1·111 s hip industrial area contai11s 98 acres. The largest industrial area in the city lies between Woodside Avenue and the Saginc1v1 River. Thi s area contains the Bay City Chevrolet plant and several other major industries. fhere is e :'. tensive vacant land, a portion of v1hich was created by the Piltterson-Belinda Ut ·ban l!e newal Project. However, much of the vacant land in the district is ovmed by inclu '.; tt ·ir::s already located there, and, therefore, it is probabl y not avililable for new ind11strial concerns. Vacant ind11strial structures are locat ed ,i t the for111er site of U1c Defoe Shipbuilding Company. Existing industrial uses in the di s trict 111ake very l i111ited use of the river frontage. lhe Chevrolet plant uses thr river for cooling p1111 1 oc;ps and the municipal se\vagc treatment plant utilizes it ,7'-, il rr' cc iviniJ st t' Pillli. l he seco nd largest i nclu s txi al ai ·ea i ncoq,ora ted in the Br1 y City Pl an is 1oca ted in the extre111e 1101'tl1ea sl. co rnet · of the city above Marquett e Avenue and east of the Tr11111c1n l' arh1ay. Thr un:,1 pt·Psently contains petroleu111 and aggregate s torage fa ci liti s ;is v-1rll ,1s 111anufact:uri11g plants. It is the one major industrial area in the city wlii t, does not have so111e sitrs f1-onting on the Saginav1 River. With the exception of the st r·ee ts 1•tltich border the di s trict, it contains very little public right-of-way. Tl1is lock of public 1-iqht -o f - v1,1v could be an advantage \-Jhen ilssembling sites for lan1e-s ca le clr'V(' 1011111r. n t. During recent years, U1e 111ost intensive industrial use of the riverfront has been 111ilde by industries located hr.:t1·1een Marquette Avenue and the Sa ginaw River. The Bay City Plan 1,1·ovi des fot· retnininq ind11 s txinl use of the Marquett e industrial area. It contains 52 �!· l· l·I-]- - - _:_1_. 1. 1W1 approxi111ately 133 aues, 111ost of which are fully developed. The largest industrial concern in this ai·ea specializes in aggregate shipping and storage. The area also contains a 111arina and tugboat facility. Because the area combines rail and riverfront access, it is suitable for river-oriented storage uses. Topography should 111ake it relatively easy to screen the Marquette industrial area from adjacent residential areas. A gi-,1in elevator should be built along this stretch of riverrt ·on t. rhe industrial area locatrd between Salzburg Avenue and Niagara Street on the west s ide of the Saginaw River contains approximately 107 acres, almost one-third of v1hich remains undeveloped. The undeveloped portion lies to the west of the railroad right-of-way 1>1hich cuts through the area parallel to the river. The largest industric1l facility in the area is the Prestolite plant, but there are several otl1er i111portc1nt manuracturing es tablishments located there also. Highway access to the Salzburg industrial ai·ea is better than for any other industrial area within the city limits. The futurP. industrial potential of the area could be strengthened ir one or t~vo large parcel s could be asse111bled from existing vacant acreage. fhe industrial district located on the east side of the Saginaw River between Ninth Street ilnd Eighteenth Street contains approximately 74 acres. American Hoist and lkl'l'ick Co111pany, one of thP city's largest employers, is located near the northern end of this district. ror this reason, and because of the other important industrial uses here, the district is not proposed for phasing out in favor of riverfront residential redevelopment. The area is a viable industrial district because sites here arr sub s tantially deeper than in the riverfront industrial district on the east side or the river between L,1fi1vrtte Avenue and Forty-first Street. S3 �---••---··· OPEN SPACE lhe open-space pattern i11dicc.1ted in the Bay City Plan includes extensive riverfront acreage as well as larr1e and well-distributed neighborhood park areas. Major riverfro11t open-space areas include the Veterans Memorial Park and the river frontage to the north of the park. Riverfront acreage to the north of the park includes industrial land which must be c.1 cquired for the Hoodside-Vennont Bridge approachway. This land is presently utiliz ed for salvage yard operations. North of the salvage yards on the riverfront lies a vacant area protected from development because of its c1rchneological signifir.anr:r. It contains extensive Indian relics. A 1 inea1' riverfront op en-s pace area is proposed from the south end of Veterans Memorial Park to Niagara Street. Much of this area is natural wetland which functions as an important wildlife habitat area. Public acquisition of a portion of this area could be accomplished with fu11ds from state and federal open-space acquisition programs. The linear open-space ar·ea between Salzburg Avenue and Niagara Street need not involve public acquisition. llov1r ver, a greenbelt screen should be developed to screen indust rinl uses from propo se d Middlegrounds open-space and residential areas. Two important riverfronl open-space areas are indicated in the Central Bu s iness District. Wenonah Park provides a major civic riverfront area v1hich will be abutted by new commercial, office, entertaininent, and convention facilities. To the north of Wenonah Park 1 ies a propo sed residential area which will include a pedestrian promenade along the riv erfront. A landscaped open-space area is also provided for at the approachway to the Veterans Me111orial Bridge. Major riverfront open-space areas are proposed for the Middlegrounds. The Midd .legrounds contains a commercial marina which is complementary to the extensive publi c 1Tueation area proposed. 54 �• • • • •.I • • • •,1 ' I 'i ~- - ·-: ',)~:.: --< ,_, .~ _..I ,.-~:c ., - ,.,0001,oe- r.' ::: ;~~-4;\ ' .~., . -- \\\: .._______ ~ante,•---------•J .....i...,___ ~=. J."'"'"' ,. ' • r- ' - 1,... mOIJI J . •_ ) L .. : r d .r::. E :, l :: C C: C C> J J--Yr1 ~ 0 '- :: <.) C: ;.. • r-l!"'~, ~ ~ .,, ~- r. C: :::. :::. - ....::.- - ... ·:: :: ....::: '-.: =:.J. ..::._ - - I ~ :;•••••• •••• . I ~.::t_·\ ·~ - \\. ,.., __,,-{ r-""'l .;r,;J !~ { .. 1.·:.r-1 \ I . -{"-/}I I rr::..~ · .. . •-:-rr· ,",:<-,•"•J C '•\•I 1 -~, .;.c f >.J-,;.;,.,.~- \ \ \ . •, \_ \ 1 •• ' . 1 ~~ . ;.. -'- ' - ----- ' " - ..... - ' • • • • • ~-1· . . . ~ _ .... ., • • L.........1...........--• ·\_ \, I _,,·._,:,-'~·-:1 ·, , ,, . ;.. ' \ f:-!~--\ i ·, •••••• \\. ·-. l.;:(~1 •.)<\ t'."- ...... I ~rJ-- -c ~ '•• • - -- -- .._ -- :: .' ·····-·····~-· ·~ : ' , :~ / • •••• Cosr ··:· . ,· ,.-,•, <.' _._,.,. ·-- -- . · ..... .. . . - ', •• ' :.. ••••••••••••••• ••••••••••••· :-1' . ... , ,,. ., j I :: ~ __ -::: - ::::: ..:: :: :: :::_, ........ :: ":" -...::. �····--···· A linear open-space area is proposed for the east bank of the Saginaw River south from Lafayette Avenue to Fo,·ty-first Street. This linear open-space area could be incorporated as an integral part of riverfront residential development. The open-space c1 creag e could be count Pd in determining permitted residential densities. However, a public ec1sP.111ent should li e acquired to permit pedestrian and bicycle circulation. An extensive open-space ar P.a is indicated between the river and the residential developproposed for the area north of the James Clements Airport site. Because of the l o~v elevation of this ai·ea. approximately half of the area must be reserved as open s pace. A large portion o f this open space should be included as part of the planned re"idential develorment. Public open sp ace for active and passive recreation use should hr rr"ei·ved a t the nortli r rn po,·t ion of the present airport site near Forty-first Street. 111c11t 5G �............... TIIOROU(;Hr-/\RE SYSTEM \IEsr SIDE CrRCUL/\Tiuri West side Bay City is 111;1dr. 11p of the previously separat e communities of Bunks, Wenonu, and Salzbut·g, and there ,ire poor 111ajor road connections between them. No through route exists along the western edge of the Saginaw River to allow traffic to move directly between southwest and norlheast portions of the city. In order to provide better west c; icle circu1ation, the 13ily City Plan recommends realign111ent of existing streets and cons 1xuction of conn0cto1 ·s be~1-1een them to create a continuous west river route. The route proposed in the plar1 uses Marquette, Henry, and Wenona Streets as the main ele111ents in the proro sed west 1·iver route . The final alignment of the route may be refined throuqh mor e detr1ilrd planning. Major east-west circulation on the west side of the Saginaw River will he acco111111odated on the thoroughfares which connect the proposed Saginaw l~iver 13ridge, the Veterans Memorial Bridge, and the Lafayette Bridge. It is proposed that Midland and Ven11ont Streets form a major thoroughfare leading to the \-Joodside-V e r111ont 13ridge. The Jenny-Thomas one-way courle will function as a major thoroughfare leading to the Veterans Memorial Bridge. Salzburg 1-iill function as a major thoroughfare leading to the Lafayette Bridge. Wilder Road and Euclid Avenue will provide east-west and 11ni·t11-south circulation at the northern and western boundaries of t:hr city, 1·ec;pectivrly. 1-_ /\ S r SI DE C 1 ~CUL/\ r I ori rive 111ajor east-v-1est thornughfares are proposed for the east side of the Saginaw River. The '; e ar e : \,Jood s ide Ave nue, Center Avenue, Columbus /\venue, Lafayette-Ko sc iuszko, a nd Cass /\venue. rou1· 111a .ior north-south circulation routes are proposed. The most important of these is tlw route formed by the Veterans Memorial Highway, Broadway, Garfield, and Wa s hington /\venues. This route will link the proposed riverfront residential area and the Central 13usiness District. It will also carry traffic approaching thr city frrn11 the south illonq the Veterans Memorial Higf1v1ay. Trumbull /\venue is the 57 �II "• • • • • • • • -~--------------~ oo - \ -- - ! · --~ if: ,_ I "'.'.'._ --- I r- ... f L ~ r • ._, ~ > 1 ; 00 01 10 • - • --.... -~---.-. 7I . ..\: ..,.,_,...,~' l l'lomo• I : a~ta,..,_ _ _ _ _ _ _ _....,__ l ::o" I C () ..... . i I f C,· :, I I I f 0- "C '61 I I C: 0 't:: .!: !. "C C ~ 0 --- ·-, _ ,...__ -~ C .)' .' '' ' '' ' . C } "C ... ~ :: .. .... C" 0 C: L - c C L C I - I r I ! i ....~ 'I I :, ········ .......... ~---· I (.,01• --~••••••••••••., - --- - --:: "--- --: ~ ,i i•l ( ,•rr ,> \ __ 1~ .......-'!- " 1\-. ------•a>••·········-············~- · -. - . 'I I ' ' t! /; \ ~ ~ --, \•• ~ , - - __·-~ ·····•· --·-·········""·-~······-··-·············· __ . . . 1 ... _:.. ~ J. .::::. _, �• . ~ · w second most i111portant north-south thoroughfare on the east side of the river. It connects with Independe11ce Bridge on the north and with M-15 near Columbus Avenue. !\ new nortl1-south thorou9hfilt'e connection is proposed hetween the Veterans Memorial llighway at McGraw /\venue and Lafayette Avenue. This thoroughfare will provide Jccess to proposed new rr,sidential development along the riverfront. McGraw Avenue could eventually prnvide a 111ajor thoroughfare linkage through proposed irnnexation il\'f'rlS <;ntlth of the p1·rs r 11t city limits. 1 I, mouG11 I RAFF I c: S, 10R r-R/\NGE SoLUT r oNs Bay City is traversed by four state highways: M-13, M-15, M-25 and M-84. It also lies adjacent to I-75 and 11S-10. M-25 is a major truck route between 1-75 and the thur11b area. M-15 and M-1 3 have been popular with motorists as alternatives to the heavily-used 1-75. Thei1 popularity increased with the opening of the Independence llrid\Je. lhrough traffic prnble111s are particularly sevet'e on summer weekends. Most of the proble11rs associatccJ with through traffic involve the channeling of heavy volu111es into tl'm-lane strerts, and long backups at intersections or behind cars 111aking left turns. Sho1 ·L-range solutions include widening of affected streets and adding turn lanes at certain intersections. Proposals for widening the Lafayette nriclgr or constructing " 11ev1 bridge at Cass Avenue have also been considered. f11ROLJGH TR/\FFIC: Lor1G-R/\MGE SOLUTIONS Develop111ent of a continuous circumferential by-pass will be the most effective approach tor eliminating through L1-affic from Bay City. Such a by-pass could utilize 1-75 on the west side and Wilder Road on the north. Pine Road (which extends through Ports111outh and Ha111pton Townships and Essexville) could be the eastern segment of such a circu111ferential route. Wi Ider Road could be extended and a new bridge could be con,;tx uctrrf to connect \~i lrJc,1· to Pine Road. !\ less expensive alternative would be to 59 �•• ••••• utilize the Independence l3ridge which could be connected to Pine Road via Woodside Avenue. Sevet·a 1 proposals have b1'en considered for the south seg111ent of the proposed by-pass. One proposal is to construct a Cass Avenue bridge to link Cass and Hotchkiss. A second alternative is to link 1-75 t.o McGraw Avenue via a new thorouqhfare located between Hotchkiss and Sto11e Island Road. McGraw Avenue, Bullock Road, and German Road, could form the south segment of the circu111fr1·(•11tial route. Pine Road would have to be extended south of Cass to German Rnad. -1111 rrn STR EE T BRIDGE l~E r LACEMENT The collop se of the Thit ·d S!Tert Bridge in 1976 has caused major traffic problems for Bay City. Tile Third Street Hridge v✓ as one of only two bridges serving the Central Business District area and one of only four bridges serving the entire metropolitan community. It carried over 20 percent of the daily river crossings in the city. Veterans Memorial Bridge, 1vhich is part of the M- 25 route, has had to accommodate a very high proportion of the displaced traffic. Henry, Wl' nona, Thomas and Jenny Streets have experienced serious traffic congestion as a result of refunneling of traffic to the Veterans Memorial Bridge. East side sti-eets 111o s t seriously affected are Center /\venue, Madison Avenue Water Street, Saginaw Street, Hashington /\venue, McKinley Avenue and Seventh Street. Circulation difficulties associated 1-1ith the collapse of the bridge have created particular problems for Bay City's t1-10 main bu:-;i11ess districts. The extra traffic using the Veterans Memorial Bridge has increased traffic congestion downtown. Midland Street businessmen were originally concerned that the loss of traffic would result in reduced business. However some observers believe the area is recuverinq from the initial shock of redistributed traffic patterns and that it will eventually benefit from the elimination of through traffic. Traffic congestion is most serious during peak Central Business District traffic times and when bridges are opened to accommodate shipr:iing and pleasure-boating traffic. Numerous traffic improvements designed to better the flow of traffic through the congested areas at the ends of the Veterans Me111orial 8ridge have br:e11 i111ple1nented or considered. The most important of these i111prove111ents i c; thP co11stxuction ol ,1 110v1 lwidqe to link Woodside Avenue viith Vermont. 60 �···-···· I NDE r'ENDE t'lCE Bl< I OGE /\I' r'RO/\CHW/\ Y S 1111: new Independence 8rid!Je v1as opened in July 1976 shortly after the collapse of the lhird Street Bridge. lhe Independence Bridge project wa c; a joint city and county rffort. Lhat included a111! itiouc; 1·edevelopment of the orea aro1md the bridge. IndepenclPn ce [fridge is able t.o cr1rry 111uch 111ore traffic than the old Belinda Bridge. However, llir' increr1sed traffic ha s cauc;cd serious problems at both approaches to the bridge. fo n'ciUCP. tr,1ffic congr,,:;t.ion, \-Jildrr Road was widened t.o five lanes from the bridge's north end to M- 13. It is 11roposed to upgrade Trumbull /\venue between the bridge and M-15. Tr ,1 ffic proble111 s 011 lt'u111bull are particularly severe on weekends when the s ti ·eet is clogged by thi ·ough traffic seeking an alternate route to 1-75. In the short1·a11gc, intersection i111111 ·<1v 0111c11tc; need to be made; in the long-range, the street needs tn !iP 1-1iclr:t1ed. 1 Cr:tJTl</\1_ DU S INESS D1 s 1P1cr (JRCUL/\TION 8il y 1: it y 's Cent1·,1l Bu s in es s District has experienced many traffic problems. Circulation i s hampered hy on-sln~et parking, inadequate off-street parking facilities, inadequ ,1 te s treet arrang c111Pnts, traffic signalization problems, and a mixture of thrnugli and local traffic. fhe Bay City Downtown Redevelopment Plan contains a douhl e lnop concept de s ig1tf'd to improve circulation in the Central Business District unc..l link it with the Midl<111d St.reet Business District. On the north, the C.B.D. loop will consist of Tltircl and rourth Streets. On the south and east, the C.B.D. 10011 will cnnsist of Saqinr1w Street, the McKinley-Seventh Street one-way couple, ond Madison /\venue. Qt.h e r improvements needed in the downtown area include the upgrading of traffic signal r, , the construction of parking ramps, a new downtown bridge, ,ind t.iir' 1·rrntit.ing of M-? r; to by - pass the d01·mtown area. Gl �........... ,. srR/\lEGY roR ELIMIN/\1 l(lM OF UICOMPAl IBLE LAMD !!SES L'uring lhc past clcc:ad1•, 1:,1y Lily has 111ade substantial prng1ess in e·li111inc1ling incrnnpatible land uses. llii s hiJ •; been acco111plished in conjunction with detailed neighborhoodlevel planning under the llr·bun Renewal Program and the Con1111unity Development Program. 1\-10 areas where r1·ogre<; r: l1a·~ be0n most dramatic are the Patterson-Belinda area, and the ,leffrrson-Lincoln arra. In the Patterson-Belinda area, extensive substandard residential develop111ent was clra1ed lo 111ake room for industrial expansion. The entire project was coo1·di11ated with constrnction of the Independence Bridge and related thoroughfare i111prove111ents. 111 the J1:I fr!rson-Lincoln area, deteriorated housing and conunercial uses were clea1·ed for a pa1k, iJ senior citizens high rise apartment, multi-family townhouses and a law enforcement center. The City's first housinq rehabilitation program was •; t,,1 ded i 11 tl1i s 11r> i rJlihn1 l11J od. Ove1· the s hort run, it v1i ll not be possible nor desfrable to eli111inate all incompatible land uses fron1 flay City. Ille pattern of commercial uses in residential areas is too fir111ly estali li s l1 ed to li e 1 p1ickly erased. The Bay City tradition of neighborhood ston"; 011d ta ve rn s can be 111,1 i11t.Ji11c,1, but efforts should be 111ade to lessen the undesirable i111pact of co111111e1cial uses i11 residential areas. Oecisions about \<Jhich co111111ercial usf' s Lo retain a11d hov1 to 111akr• them better neighbors lo resid ential develop111ent should be 111ade at the neiqhborhood plc1nn ing level. Effort s sho11ld be made to eli111inate incompat ililr indu s trial uses f10111 1esidential areas, but such efforts should not be heavy-handed. Ille 8,1y City Plan doe s nut 1·eco1rnnend wholesale downzoning of incompatible industrial uses. Do1<Jnzoning should be use d to prevent more intensive industrial operations fro111 being established in existing industrial sites in residential areas. Downzoning which n1akes existing indu s t1 · ial fc1cilities nonconforming should be used only to a very li111ited extent. (~reenbelts, buff(!l' strips, additional off-street parking, and other approaches, should be encouraged thrnugh zoning and detailed neighborhood-level planning in order to 111ake inco111patible inrlt1 s t1 · i.:il uses less disturbing to the residential environment in 1-1hich tliry c11 -0 lo cc1te d. 62 �\ ------------Wilder-Ra-------------\ i r-~ i 11,! Ill .: • 11; ' - i J --~ 'J :r _, __,_ _ Wood11oe - ~' ~ z ---' - I I II .... .....- J. :r -< -- -"" ; .:::. :; ,T' .I :r :r 7 <' - 'J ·, ~ DIV -- --- ::. - -::- - :: .,,. ..__ --- ------ --:-- ~-:; - .:: --:. --- --: ::: ...::: - ----- ·-·.. .: ·-:::.~. : : ·- ~ 1- -; .......~ .i- '; ~ ...::: ....._ ._ ... i I ~ \ ""':: - .._..::.... .,,. - - -- --- --- -- �........ --- During recent years, 13ay City has made substantial progress in consolidating railroad lin es and eliminating unn eces sary rights-of-way. The city should continue to push for additional consolidation and right-of-way vacation, where possible. Right-of-way 1-1hich provides essential senice to existing industrial development cannot be eliminated. ll • 1·1ev er , tile city should he sensitive to opportunities for right-of-way vacation created by phasing out of certain indu s trial uses or changes from uses requiring railroad service to uses not requiring railroad service. vlhere right-of-v1ay elimination cannot be accomplished, detailed neigl1bor·hood-level planning should provide for landscape buffering of rililroad rightc;-of-way frn111 adjacent residential uses. The homes fronting on Carroll f<oad are among th e nice st and be st maintained in the city despite the fact that a railroad riqht-of-way arch es along their back property lines. Deep lots and dense landc; ci1p inq llavP help ed to 111i11i111ize the impact of train trilffic. 64 �• .I.I.I• • ., 11, W , .• ) rIIE OU/\L I ry OF LI rE Hr:s10Ern1/\L VITALIT Y llli s flay City Pliln is forn1ulated in the belief that the city must be a good place to live, as t•1ell as a good pl ace to 111ake a living. The strength of the city i s pri111arily dependent upon its reside11tial vitality. It must be attractive to families with growing c hildren as well as to young unmarried people and older people. Planning for schools, parks, s hopping, neighborhood institutions, police and fire protection, cultural activities, and enviro11111ental c l Pcrnliness, should all be geared to strengthening residential vi t.;:i 1 i ty. P.ay r.ity 1·es idents place i1 p1·emiu111 on neighborhood social ties. ror this reason, Bay City may be one of the fe\-1 ce ntral-place cities in the Midwest in which existing urban neiq hborf1oods are prefPtT ed ove1· newer suburbs by a large proportion of the population. Bc1y City has many fine neighborhoods with attractive and desirable homes. Certain older r11·eas in Bay City have been rejuvenated primarily throuqh property-owner efforts. Other 11r'iql1hnl"11oorls have hennfitrrl fro111 carefully coordinated rubl ic revitalization. llo1-1ever, l3ay City ha s a very g1·eat need to create new ne ighborhoods which can attract 1·cs id r nt s seeki ng new hou s ing. There are presently no unutilized area s within the city v1hich cc1 n acco111111odate 111ajor new residential development. Provision of new neighborhoodsca l e residential dev c lor111ent can be accomplished only through annexation of adjacent tJ11dPve lnp ed areas .a nd tl1rnuqh redevelopment of areas presently devoted to other use s. 65 �·····••11 ErtVIHONMENTf\L 0Uf\ll I Y lllc s trength of 13ay Cil.y clr' pends in part on the perception s of the people v-1ho live, work, rl.nd vi s it the c it y. !he City's environmental quality and vigor must be readil y sr. en. Entran ces to th ~ c ity should be distinctive. The Central Business District, the City Il a fl area, Veterr1n s Memorial Park, the Middlegrounds, and the entire riv e r front should convey th e i1 importance through a strong and attractive visual impact. /\pprna c hways to the c it y it self and to its major activity centers should be distinctivP. Special efforts should be 111ade to upgrade landmarks and symbolic elements of the civic 0nviron111 1: nt. /\e s thcti cc1\ l y- unattractive uses should be cleaned up or restricted. /\r' PH 0/\ CI IW/\ YS /\prirn ach1-1ays a1·e i111p ort c1 11t. hecau se they provide the fir s t image of Bay City to r e sident s and e111pl oyees rel.urning lrn111 out s ide the city and to vi s itors. Important approachway point s ar e lo cated alonu 111,1 jor arterial streets which lead into the city. Approachways a l so occ ur at the entr crn cr. to major activity centers within the city. Bridges over th e <::; aq in c1 v1 l~i vr 1· ,Jl' r. i111p u1·L,11it apprnacl1v1a ys to either sid r. of the c ity . \li e po le n l. i a f 101· c1ea ti11 ~1 c1 pos itive psychological i111pact at i111pol'tant apprnachwa y poin ts s hould be lllax i111iz ed t hro ugl1 spe c ial efforts to impro ve surrounding development s , en s ur e a ttr ac tiv e vi ew of di s lo11t develop111ent, and create a d1·amatic impact through new devel op111 ent. One approt1 cl1v1a y v1hi ch has undergone significant improvement during recent year s i s th e Veteran s Me111orial Bridg e ar ea. Improvements in the area which have helped create a po s itiv e psy chological i111r ac t are the Sears and Holida y Inn structures, Veteran s Memorial Pa rk, a nd the Pine To1•1e1 ·s high rise apartment building. Public right-of-way landscaping on tl 1e ea s t s ide o f tl1 e b1·idg e has also enhanced thi s approachway. The renovation of Cit y Hall add s t o t he overci ll environmental quality. The environmental quality of th e app1·oa c hwa y can lie furtl ir ,1· s trengthened by the elimin a tion of unattractiv e and inappro priate l and J ses suc h as th e ce111ent indu s try located be hind City Hall and the auto r epair estu bli s h111011t l oca t ed al l.inn and ,Jenny. Ba y City s hou ld encour age e s t abli s hment of more ,it t1 ·,1 c t i vr' l c1 11d 11sr'<; .i i l l1i •; k0y i1 pp1·o c1 c h1•1ay . 66 �•••••••1.,••• SYMGOLI C ELH1EIH S Alm LANDMARKS Sy111 bol ic ele111ents Cl'eate s trong visual images and give character to the city by vfrtue of t l1e it· location, phy s icc1l appec1rance, and institutional importance. Bay City i s a c<' tilt ·c1 l-pL1cc cu111111uniLy 1-11,iclt i s a focus of econo111ic activity for tile sut-rounding t·e qion. 8ay r.ity'r; Crntr·;il Businrss District has symbolic importance over and above its functional t'Ole. lire llH'vrolet plant sy1t1bolizes the enet·gy and i111portance of 111otor veliiclr, 111a11ufacturing in 13,iy City. Center /\venue is lined with historic homes built. by the l eading citizens of an e arlier time. It sy111bolizes the emergence and growth of Buy f' i ty ;is an i111portctnt urban center. Veterans Memorial Park and the Middlegrounds f'ark opC'n up the city to the Saginaw River and emphasize the river's symbolic irnportunce. I111portan t ne1-1 st rue tu res such as the Sea rs department store and the Ho 1 i day Inn sy111bolize growth and 1evitalization in the city as does the recently-renovated City Hall ul1 i r lt prnv i cfr-: s u 1 ink be l.1-Jc e n the Bay City of today and the Bay City of the past. Mutty sy111ho l i c ele111ents i111portant to individual neighborhoods are scattered throughout Bay City. Chi ef among these are the city's beautifully designed churches. St. Stanislau s, l1lll11anu e l Lutli e t·a n. and Holy Trinity, are all notables for their symbolic importance. tl e ighbot ·hood parks s uc h as Carroll Park, Roosevelt Park, and Birney Park, play a symbolic i-nle hy e nhc1n c: inq lhc t-r•,irlr.ntial ambiance of their neighborhoods. /\ E S1 11 E r I C/\ L L Y- l} I S I' I_E /\ S I NG /\ RE AS lhe 111ost pro111inent aesthetically-displeasing areas in Bay City line the Saginaw Rive1· 1-1h ere indu s trial develop111e11t often presents an unsightly view to observers on city bridges or on the opposite river bank. On the east side of the river, unsightly develop111ent cc1n be found from 1-lcKinley Avenue to the James Clements Airport. On the west side of the 1· iver, unsightly industrial facilities can be found from the Truman Parkway to Bradley Street, and fro111 Salzburg Avenue to Niagara Street. Aesthetically-displeasing ureas are al so locatr.d ulong major thoroughfares vihere older housing is beginning to cider i nrr1 t e. 67 �"• • •II ._,... ~ -< z i f) ----< '~' ,.._ I rJ_ _ _J ;...-. ' II II •II Ill Ill ' ~ I.- : ante, rL_ r o lurnb1H ~ u rI C 0 ..,:, ! _.r _) :, ~ l C ..... CI: --- ·---::-. ::: I ~ I -- - I I I :.... ~ ·- - ·...::... ::.· ; i -~--~ \ \ -.J \ \ - - - ;.... - �········••11• ArPENDIX A- LIST or- SUB-AREA AND SPECIAL PURPOSE PLANS I. SUB-AREA PLANS A. Riverfront Ng_Et_li ]?_enew_~l Area General Neighborhood Renewal Plan, Parkins/Rogers, .l:rnuarv, 1.971. (Overall frame work plan for Patterson-Belinda, Jefferson-Lincoln, Downtown and Midland Street areas. Served as detailed plan for Patterson-Belinda Redevelopmr 11t Projcc.l.) I\. ~v City Riverfront North Environmental Design Study, Parkins/Rogers & Associates i11 ,1s s nciation 1-:ith Christopher Wzacny & Associates, March, 1972. (Urban design s tudiE's for Patterson-Belinda, Jefferson-Lincoln, Downtown, Midland Street, Banks, Woodside and Johnson Strert l)istricts. Also contained urban dos ig11 s l11diC's for industrial areas.) C. Jeff e rson-Linct)Jn M.-ister Plan, Christopher \.Jzncny & Associates, 1975 . (L:111d u s r - 111·li;111 d c s1gn plan presented in map fonn only.) ll. n<!..Y_J: it_y_ Do1-mt: (11m Red e velopment Plan, Chdstopher Wzacny (llotnllc<l l rl1td 11 sc & Associates, 1978. trnnsportation plan for Bay City's Central Business District) 69 �, ••• ····•1111,a E. Midland Street ll_e_vtl2I1_ment Area, Phase I, Christ op her Wzacny & Associates, September, l CJ7Q. (Ln11tl F. 11 s e> ,rnd c ir c u]ation concept plan for MidJand Street District.) Columbus Avenllc Corridor Study, Phase 1, Christopher Wzacny & Associates, luly, .1979. ( l,:rnd us< ' n11d G. 1 · irc11l,1tion concept plan for Columbus Avenue District.) South-End l'J:in 1 l'._!1_0_~e_l_, Christopher Wzacny & Associates, May, 1980. ( l.;111d use ;ind c i rcllL1t .I.on plan for South-end lllstrict.) I 1. Sl'EC: 1 i\ l , l' llll l' tlSI '. l' l,1\ I!:; A. l~c-~o_v_cr_,·_ !'_c_li()11 P_r_n_g_ram, Christopher Wzacny f, As sociates, October, 1980. ( C it. ,·- 1.JidC' 11 :1rl TL :rnd r cc n .• ation plan and program.) Communiy_J :~ n t ~ r ~l'_o__S~ lzburg /\venue Ex tens io_n, J\nde rson /Lesniak & /\ssoci n t e s , Sc plt' mh c r- , 1_qg11. (ll(' lni l t1 d cl1• ::i r- 11 pl;in for extensjon of Vetcrnns Memorial Park south to Salzburg.) C. Downtown Riverfront Promenade Design, Christopher Wzacny & Associates, Se pt e mber, JqRn. (llv l ,1ilt•J 1Il1;!11 cl e'.~ lgn for riv e rfront development in downtown.) 70 �............ l!I. SPE CI/\l. S !III J!E S /\. [3_ay ~i__ ty__l_!_Q_us i11u Iss ~!?_~, Gerald Luedtke & Assoc iates , 1980. (flesc1·ipti () 11 of l1 ous ing problem s and altern at e so lutions.) B. r o_r t_fo_li _o of l~ivro 1J_!_'_ont Housing Ideas, Gerald Luedtke & Associates, 19 Rl. ( Stati s tical d,1ta, information and urban design on potential housing site s til e Sc1g i 11 <11·1 I~i ve r.) 0 11 71 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. 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 Bay-City_Master-Plan_1982 Creator An entity primarily responsible for making the resource City of Bay City Planning Department, City of Bay City, Bay County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1982-04 Title A name given to the resource The Bay City Master Plan Description An account of the resource The Bay City Master Plan developed by the City of Bay City Planning Department and introduced to the public in April 1982. Subject The topic of the resource Master plan reports Bay County (Mich.) Bay City (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6d0a915baf8fc8ac5d92d9831410759b.pdf 9cfe68eaec2b75407286d1f60ebd17fc PDF Text Text CITY OF FENTON, MIC G COMPREHENSIVE PLA FRO ~ THE LIBRARY CW: pi- n 113 & zn JC nter, �City of Fenton, Michigan Comprehensive Plan 1989 Prepared by the City of Fenton Planning Commission with assistance from The WBDC Group. Frank ams Kenn E. Hanson Ridwd&al\k Jlill'lllt11111'WIH!al �TABLE OF CONTENTS ELEMENT I. PAGE POPULATION PROFILE A. B. C. D. E. II. Historic Growth Projections Population Growth Scenarios Racial Composition Age ECONOMIC PROFILE A. B. C. D. E. Employment by Industry Employment by Occupation Market Area Employment Genesee County Industrial Parks Income III. HOUSI G PROFILE A. B. C. Housing Value Age of Housing Buildng Permit Data IV. NEIGHBORHOOD PROFILE V. TRANSPORTATION A. 8. C D E F G 1 Introduction Traffic Accidents North South Travel Downtown Circulation Downtown Parking Id str al Pak Co nection To ey Road ong L ke In I Fre ay Tra f V o Pl 8 8 12 13 15 15 18 18 21 21 23 26 26 26 28 30 35 �ELEME T v. PAGE TRANSPORT AT ION• con't ••• Access Management Bike Paths Gravel Pit Road J. K. L. VI. 39 39 39 EXISTING LAND USE A. Development Patterns Image Analysis Land Use Conflicts 8. c. VI I. 41 NATURAL FEATURES 51 Soils Floodplains Wetlands Woodlots 51 51 53 53 A. B. c. D. VIII. HOUSING ANALYSIS A. B c. D E F IX C A 8 41 44 48 54 Housing Conditions Housing Mix Housing Conversion Hfstorfcal Homes Hous ng or th Elderly Future Acreage aeds RCIAL YSIS e 54 55 7 5 62 �ELEME T PAGE x. 69 I DUSTRIAL ANALYSIS A. B. c. o. Past Development Trends Regional Perspective Strengths and Weaknesses Future Acreage Needs COMMUNITY FACILITIES XI. A. 8. c. o. E. F. Water System Sanitary Sewer System Capital Improvement Plan Public Schools Public Buildings Parks XII. GENERAL DEVELOPMENT PLAN ISSUES, GOALS, RECOMMENDATIONS XIII. A. B. c. D. E F. G. XIV xv XVI Transportation Land Use Natural Features Housing Connercial Industrial Co11111un ty Facilities IMPLE E TATION RECRE ON B BLIOGRAPHV 69 69 71 72 74 74 76 78 80 82 85 86 93 94 106 111 112 114 115 116 18 �TABLE OF TABLES PAGE TABLE POPULATION GROWTH, CITY OF FENTON AND SURROUNDING AREAS, 1950-1987 2 POPULATION ESTIMATES AND PROJECTIONS, CITY OF FENTON AND SURROUNDING COMMUNITIES, 1987 &1992 2 POPULATION PROJECTIONS, FENTON AND SURROUNDING AREAS, TO YEAR 2010 3 4. POPULATION GROWTH SCENARIOS, CITY OF FENTON 1 5. POPULATION BY AGE GROUP, CITY OF FENTON, 1980 9 6. EMPLOYMENT BY INDUSTRY, CITY OF FENTON, 1980 11 7. EMPLOYMENT BY OCCUPATION, CITY OF FENTON, 1980 12 8. CIVILIAN LABOR FORCE AND EMPLOYMENT ESTIMATES, GENESEE AND SHIAWASSEE COUNTIES (FLINT MSA) 14 INDUSTRY EMPLOYMENT SUMMARY, GENESEE AND SHIAWASSEE COUNTIES, (FLINT MSA) 15 1. 2. 3. 9. 10. SUMMARY OF GENESEE COUNTY INDUSTRIAL PARKS, 1986 11. HOUSEHOLD INCOME, CITY OF FENTON 16 16 12. MEDIAN HOUSEHOLD INCOME, CITY OF FENTON AND SURROUNDING COMMUNITIES 18 13. MEDIAN HOUSING VALUE, CITY OF FENTO AND SURROUNDING COMMUNJTIES 10 HOUSING VALUE, CITY OF FENTON, 1980 20 14 15. f(AR STRUCTUR'.£ BUilt CITY IF f!NITON 16 17. BUILDING PERNIT DATA, CITY If 9E- tl7 I �TABLE OF TABLES, con't ••• TABLE ~ 23. SUMMARY OF ELDERLY POPULATION, 1987, FENTON 60 24. PERCENT OF SENIORS NO LONGER ABLE TO LIVE INDEPENDENTLY, 1987, FENTON 61 25. RESIDENTIAL ACREAGE NEEDS 62 26. EXISTING OCCUPIED RETAIL SPACE, CITY OF FENTON 64 27. COMMERCIAL ACREAGE NEEDS 68 28. 72 INDUSTRIAL ACREAGE NEEDS �TABLE OF FIGURES FIGURE 1. PERCENTAGE SHARE OF POPULATION, FENTON AND SURROUNDING Cort4UNITIES,. '80 .. 2010 2. POPULATION PROJECTIONS TO THE YEAR 2'010, FENTON AND SURROUND? AREA 3. POPULATION BY AGE GROUP 4 INDUSTRY BY EMPLOYMENT SUMMARY, FLINT MSA 5 MEDIAN HOUSEHOLD INCOME, FENTON AND SURROUNDING COMMUNITIES I arn 22 6 AGE OF NOUSI NG. 7. CITY OF FENTON NEIGHBORHOODS 8 TRAFFIC ANALYSIS 9 DOWNTOWN TRAFFIC FLOW 10 EXISTING LAND US£, -,ENTON - 1917 11 IMAGE ANM.YSIS 12 NATURAL FEATURES 13 14 C OF FEtfTOH - 1987 17 11 �• I. POPULATION PROFILE A. Historic Growth Fenton first experienced dynamic population growth between 1860 and 1870, when the population increased from 735 to 2,353. During the next century, there was slow, but steady population growth. Fenton's growth rate soared for two decades between 1950 and 1970. During those twenty years, Fenton's population grew faster than most of the surrounding communities and Genesee County overall. Fenton•s population boom ceased from 1970 to 1980, as the population decreased by 7.3 percent. Surrounding communities captured the area s growth, during that decade, with population increases of 11.9 to 76.8 percent. Since 1980, Fenton 1 s population has increased slightly from 8,098 to 8,312 (1987 estimate). 1 Table 1 provides a comparison of growth rates for Fenton, communities, and Genesee County between 1950 and 1987. B. surrounding Projections The 1980 U.S. Census provides the most current population benchmark for comparing households. Effective planning, however, requires estimating the current population and projecting into the future. Table 2 provides 1987 population estimates, and 1992 projections for Fenton, surrounding communities, and Genesee County. This information is from National Planning Data Corporation (NPOC), a recognized leader in preparing small-area demographic updates and forecasts based on historic trends, census data, and leading economic indicators. Population projections for the Fenton area to the year 2010 have also been prepared by regional planning commissions and the state. These projections are shown in Table 3. - 1 - �Table 1 Population Growth Cfty of Fenton and $Urrounding Areas~ ltS0-1R7 1950 CITY OF FENTON 4,226 1960 6,142 46.3 8.tM Genesee County 270,963 374 313 Fenton Twp. ( 3) 2,153 Village of L ncten 933 4,327 1,141 Holly Twp ( 4) 1,367 Village of Holly 2,663 Rose Twp. 1,105 Jyrone Twp 1,039 2,282 3,269 r) (l) 1,Ut 1,523 Indicates percentage g 1987 Estf 111te f 3) Fenton trownsh1 4) Holly Towns p Source. !L 101.0 22 8 '22' 9 8 34 t 46 Ii �Table 3 Population Projection Fenton and Surrounding Areas (to ,.,r 2910) Location 1980 1990 20&1 CITY OF FENTON a.1,s fl.Ult 11 Genesee County 450.449 441,400 Fenton Township Village of Linden 9,510 2,174 s.,19 Holly Township 3,612 4,874 4,465 Village of Holly Rose Township 2.1n 3,909 s.m s.cn 1.m 4,53 s.t111 7,485 Tyrone Township ,111 &,on 1 Conmunftfes 1n Ltvtngston &Qaklaftd Counties hut growth project101s between 280 aftd 2085 Source: Mt ch gan GLS Re91 SEKCOG Tbese project 8 840 fn the s Ce !th �Fenton Township's population is projected to nc-•~-Townshfp by 1,911 between 1980 and 2010. Pro eeted ,epultt on Fenton and Holly Townships are experienced between 1970 and 1980. Figure 1 portrays each Fenton area c0R1Runity's percentage of 1980 and 2010. This figure highlights the fact that the population base is expected to continue shifting sout-,rn illustrates growth for the Fentoq area COhlWAities fo~ the years l 2010. 1- �FIGUltE1 PERCENTAGE SHARE OF POPULATIO • --·• ~ii.f_l AND SURRO G COM..... ~,,,,. .. �FIGURE2 POPULATION PROJECTIONS TO YEAR 2810 FENTON AND SURROUNDING AREA 1'800 15000 14000 13000 12000 11000 10080 C 00 0-. ... N �C Population Growth Scenarios Table 4 lists several population growth scenarioi tor Fent agencies/firms using a variety of accepted projection method$ for comparison in identifying and quantifying future growth informational purposes. the projections have bee~ averaged. Table 4 Population Growth Scenarios City of Fenton A B C D E 1980 8,098 B.098 8,098 8 098 8,098 1987 8.312 NA 8,871 1,183 a.588 1992 8,407 NA 9.423 s.4t5 8,752 2000 NA 8,729 10 327 201-0 NA B 840 11 411 Sou ce. Scenario A: Mat1Ma1 Plann ng SGeu G 1t Q 8 �This plan will use the projections contained in Scenario E in considering Fenton's future growth. Scenario E most closely represents the mid-range of the various growth options. o. Racial Composition The 1980 population in the City of Fenton was 99.1 percent white. Less than 1 percent of the populus were minority residents. The hispanic population comprised .5 percent of the population. E. Age Table 5 provides a breakdown of the Fenton population by age group. This breakdown is also shown graphically in Figure 3. Fenton, with 33.7 percent of its population in the 0-19 year old age group 1s very similar to the state (33.6 percent). In the.20-64 age group Fenton (54.7 percent) is slightly lower than the state (56.6 percent). Fenton exceeds the state's percentage of elderly population (65 years and over) with 11.6 percent compared to the state's 9.8 percent. If Fenton follows the same pattern as projected for the state through 2010, it will decline in percentage terms for the 0-19 age group, and increase in both the 20-64, and 65 and over age groups. II. ECONOMIC PROFILE A. Employment by Industry Employment by industry lists the workforce employed by sectors of t economy, such as manufacturing, retail trade or education The Fento fs similar to Genesee County and the state of Mich19lfl in percentage (31 8 percent) of l:he peop e ire emp1eyetl n th• industry Th-is compar•s to 39 8 percent o the Gent$• Cou 30 3 percent of the Michig1n workforce �The service industry ranks a close second, employing 31.1 percent of the workforce. Service industry employment is higher than either the county or the state, which employ 26.1 and 28.4 percent respectively. Table 5 Population by Age Group City of Fenton, 1980 Total Persons A9e Under 5 years 5 to 9 years 10 to 14 years 15 to 19 years 20 to 24 years 25 to 29 years 30 to 34 yea rs 35 to 39 yea rs 40 to 44 yea rs 45 to 49 years 50 to 54 yea rs 55 to 59 yea rs 60 to 64 years 65 to 69 years 70 to 74 years 75 years and over .Median Age # Minorit~ 569 639 705 814 743 705 582 482 410 437 418 382 275 249 205 483 559 633 695 801 735 700 576 475 407 436 418 381 275 248 204 479 10 6 10 13 29.1 29.2 NA * Minority includes Black, Hispanic, Other NA - information not available Source: # White U.S. Census Bureau - 9 - 8 5 6 7 3 1 1 1 1 4 �FIGURE3 POPULATI CITYO BYAGEGROVP 0 .1• �Wholesale/retail is also a strong employment industry for Fenton employing 22.5 percent of the workforce; this is higher than the county (19.4 percent), and the state (20.1 percent). A complete breakdown of employment by industry for the Fenton workforce fs given in Table 6. Table 6 Employment by Industry City of Fenton, 1980 City of Fenton Type of Business i of Total Workforce* # Employed Fenton Agriculture 4 Mining 7 Construction 147 Manufacturing 1,051 Transportation 106 Co1T111unications/Public Utilities 50 Wholesale Trade 155 Retail Trade 587 Finance, Insurance, Real Estate 110 Business and Repair Svc. 100 Personal. entertainment, and Recreation Svc. 122 Professional and Related Svc. 806 Mealth 243 Educational Public Administration * " 0.1 0.2 4.5 31.8 3.2 Genesee Co. Michigan 0.5 o.o 3.2 39.8 4.0** 1.5 4.7 17.8 16.5 3.3 3.0 4.2 3 1 4 ' 3 S 3 7 2 7 24.4 20 3 34 21&5 17 2 7 20 1*** 454 56 1.7 0.4 4.1 30.3 5.7 Represent eo,nparfson of Fenton brea down to Coml CodbfAes Trans ortation wt h Ccnnun ca 181\ �B. Employment by Occupation Employment by occupation gives job characteristics for employees in the various employment sectors. "Managerial and professional specialty occupations", and "technical sales and administrative support" are the first and second highest occupations of employment in Fenton with 26.8 and 23.8 percent respectively. ·As would be expected, due to the large percentage of the workforce 1n the manufacturing industry, 19.1 percent of the workforce is employed fn industry-oriented occupations such as operators, laborers, and assemblers. However, since the above percentage is lower than the total 31.8 percent employed in the manufacturing industry, many Fenton residents are employed fn a managerial or technical sales capacity within the manufacturing sector. A complete breakdown of employment by occupation is listed in Table 7. Table 7 Employment by Occupation City of Fenton, 1980 OCCUPATION Employed persons 16 yrs. and over I EMPLOYED 3,301 Managerial and professional specialty Executive, administrative, managerial Professional specialty 884 Technical sales and administrative support Technicians and related support 786 Sales Administrative support including clerfca1 service Private household Protective Service A11 Other Service fanning forestry, filsMfll Precision production craf and fepa r 314 570 55 257 474 465 26 2 7 2 PERCENT 100 o 26 8 �c. Market Area Employment Market area employment trends tre a lead1ng economic development out1ook ty"takfng tnt provide a more accurate econ01111c picture thatl ju residents. The City of Fenton 1$ located within tJ'tt fl Rt --~11:at Fenton workforce could be working 1n Fenton or e1sewhere wt h Similarly, many persons working or shopping in fentoa re de Table 8 provides a 1980 and 1987 breakdollJl'I of 1•yn1Utl Flint market area, which includes the counties of Geflessee 1 Table 8 indicates that the Flint area has ~nd•~• workforcf between 1980 and 1987. Tbs decline has the manuf•cturfng industry which lost nearly 13,000 service producing industries e,cperienced s11ght p ft Wholesale and ret•11 ~ftdustrfes ncrused ~ wr,tk'l\llWll',I~• 5,000. General ser ice fndustrits p Md 2 200 du t Table 9 givas an emp o,ment MetrDpoltt Area industry �Ta.ble 8 C1v111an Labor Force a'ftd D_aplo.YIN'Qt Estffll es. Genesee and Shiawas:see. Clut1t1e1 rr1t,tt t.epol 1980 and 1987 CIYILIAN I.MGR FORCE Elllplo.v-nt unemplo.ymenrt Ra1:e- Nin1ng Const~uct1on Mamifae urt119 Durable Goods Furniture and Fixtures Lumber and Mood PrGdu:cts !DO �Table 9 Industry Employment Summary Genessee and Shiawassee Counties (Flint Metropolitan Stattstfc:a1 Aru. 1180 ..lftf1911l Construction and Mfnfng Manufacturing s.100 4 70.400 S'1 HO Trans. C0111111 1 &ut111tfes &.200 4 AO Wholesale Trade 9 200 H,100 30.700 33 ,VO Retail Trade Finance. Ins. Real Estate Services Government Total Wage and Salary E,ftP Note Source. tndllstr �Table 10 Summary of Genessee County Industrial Parks, 1986 Park 1. 2. 3. 4. s. 6. 7. a. 9. 10. 11. Name Agree Bishop C11o Commerce Dort-Carpenter Fenton US-23 Fenway Park Hil 1/I-75 Holiday Montrose St. John Total Acres Acres Vacancy Avail. Ratd 43 30 15 30I 50 27 57 104 170 40 30 tOI 16 36 95 3ft 40 91S 231 14 351 50 21 29 37 37 180 701 22 73' 581 10M 12S Source: News Report, Flint-Genesee Corporation for £eonmric Gn>wth. Mey--. 1987 Table 11 Household Income City of Fenton Less than $7,500 $ 7,500 - $14.999 $15,000 20,000 $25,000 $30,000 $3 - 19,999 $24,999 $29 991 $34 999 16 15 S �FIGURE4 I DUSTRY EMPLO �Table 12 Median Household Income City of Fenton and Surrounding Communities Location 1979 1987 1992 CITY OF FENTON Genesee County $20.410 $20,996 $27,339 $27,580 $29,355 $30,500 ·Fenton Twp. Village of Linden $26,360 $22,339 $31,032 $29,545 $34,247 Holly Twp. Village of Holly Rose Twp. Tyrone Twp. $22,279 $21,327 $26,193 $29,034 $27,179 $25,694 $32,086 $38,333 $28,888 $32,869 $27.237 $35,146 $43,143 Source: 1979 figures - U.S. Census Bureau 1987 estimate and 1992 projection - Nationa1 Planning Data Corporation III. HOUSING PROFILE A. Housing value. The City of Fenton 1ncreaud by 486 heu; if Despite a considerable number M lalcefront bas housing units 1n 1980 we Qccup ed ear....rltbndl-.. accounted for 75 2% of be tot.al nu11•r· ,occ:t11dilllJIIIIII of lower tha ownsh1Jl)I Fen on �•• ·····- 11 ..,, a: MEDIAN INCOME ~ 0 w C ;:,c 0 n (fl (I} ~ I\) 0 0 0 0 0 (fl t.:> 0 0 0 0 0 0 0 ~ ff;. 0 U1 0 0 0 0 0 0 0 7. ~ 0 CITY OF FENTON z C: tt'l :;a:, :i:: GENESEE COUNfY -:, r- i7 ~o 0 t"'4 C: t::, FENTON TWP. C) ~~ 0 "' zzM zo t::, C: r:,, 00 r► 0 ::,:, Z C C'l C: O>:;:i::, loo"j ~ > ::C Ul IT1 ~ > n "'?j trj trj - 1-((i t"" 0 zo a: VILLAGE OF LINDEN C") (i tfj (i > 0 --i ~ 0 z ~ ~ C: HOLLY TWP. ~ VILLAGE OF HOLLY ~ r:,, ROSE TWP. TYRONE TWP. $43134 (§I ~ \0 \0 N ,-._ "'C ~ 0 ~ .._, ■ 1-4 \0 010 ...... ti, t:.,J -"".l .._, . �Table 13 Median Housing Value City of Fenton and Surrounding Communities, 1980 and 1988 1980 Value 1988 Value 1 CITY OF FENToN $42,300 61,513 Genesee County $35,500 51,624 Fenton Twp. Village of Linden $56,600 82,309 Location Holly Twp. $41,400 Village of Holly $38,300 Rose Twp. $59,700 Tyrone Twp. $66,400 1 Represents 1980 value adjusted to 1988 urban consumers. Source: 60,204 55,696 86,816 96,560 using the Consumer Price Index for all The U.S. Census Bureau and The WBOC Group Considering only owner occupied, single family homes on less than 10 acres (the classification applied by the Census Bureau in delineating value), Table 14 details 1980 Fenton housing values. Table 14 Housing Value, City of Fenton,1980 # of Units Value Less than $10,000 $10,000 to $19,999 $20,000 to $29,999 $30,000 to $49,999 $50,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more 9 56 245 923 503 40 9 l Median Value: source. Us. Census $42,300 Bureau �B. Age of Housing Table 15 gives a breakdown of housing age. Fenton's long tenn dee city has produced housing in a variety of age groups As ftnt&n & tmu continues to age, the city may have to establish a hQWsing ,...a•~ program should evidence of deterioration occur. Fenton present y 1,200 housing units 39 years or older Figure 6 gr1ph1ca11y f11u$trate& housing stock. Table 15 Year Structure Built City of Fenton Year Built 1980 to 1987 1979 1975 1970 1960 to to to to 1950 to 1940 to 1939 or Mar 1980 1978 1974 1969 1959 1949 earlier TOTAL. HOUSING YNITS C Bu ld1n U..its Percent 315 9.9 40 263 287 408 161 Ht 8'8 1.3 8.3 9 I 12 9 21.1 10.4 27 1 100 0 �FIGURE 6 AGE OF HOUSING CITY OF FE TO -1987 HOUSING U ITS 1-9YRS 1O- l 8YRS 19-38YRS 39 YRS< 355 550 1077 1187 3169 SOURCE· U.S. CENSUS BUREAU. CITY OF FENTO �Table 16 Building Penn1t Data City of Fenton 1980 ... 1987 Year ny 1980 1981 12 1982 1983 7 7 6 1984 4 1985 1986 32 45 85 1987 TOTAL e Fam l I 198 (52 9) t 5 0 0 2 12 48 418 117 (31 3) source· 1980-1984 Data - Genesee Count, P 1985-1987 Data - City of Fenton IV N!IGlifBORMOOD PROnLE The C ty of Fertt p �Table 17 Population, Housing and JnCOIIII ~ltt.Ncte By Neighborhood City of Fenton, 1980 Ne1 hborhood 1980 1980 Housing units Po n 064 772 (4) 267 {5) {4) 065 1806 104 23CJ (t) 1968 655 Rank 1-10 Rank 1-10 066 Renk 1-10 (2) ( 1) 216 1) (t) 73 067 Rank 1-10 (9) (9) 068 370 (8) 139 Rank 1-10 (8) �UJ<£..,,....,.. _rrl --~- FIGURE 7 CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN NEIGHBORHOODS (AS DELINEATED FOR THE NEIGHBORHOOD STATISTICS PROGRAM> . .. ... - i..ri......J �V TRANSPORTATION A Introduction Fenton's transportation ys • bes an inrportaht in shaping the City's uture growth. Correcttfllg w111 enable Fenton to meft continues to grow The Traffic Analysis MIP (Figure 8) pPov1des naiiilli'll't t intr&fflilftiillil accident 1oe~tf ons, iltte see:t1cm -whtc.fll arw eMfu • areas where act1,1t1 fra ,cttia tlfld 1ft I s 'IMl!r•IWll1,.. lllllftkt' along the street, daily traffic capacities, and ,,eas where• new st conditions, and recOtm1tod1tfons teb ~ s detail fn the fGllowfrng sections B Jraff1c Accidents ��Action Alternatives: Improvements to reduce accidents at spec1f1c fnterseeitm . .,11111~·-~·...a1r detailed evaluation of accident patterns, signal tiMing etG analysis of traffic issues which follows addresses tk fllWd traffic operations at most of the interseet1ons lfsted lbove. C North - South Travel There are two major north - south routes through F Streets. Both are two lane roadways carrpng vehicles per day along various segment$. Eacft characteristics that fnfluenee their lfned with single family res1dent1,1 h primarily by through traffic. Leroy often with limited setbaeks which adds siff fie.ant y volume when added to the tbr9ugh traffic Many JDOtorJsts use Adelaide for lon of the access1bi1fty to tbe US. 2 compared to Leroy Str•t u,1r,9 L•ro, Street for lo tbe circuiito patt C re �four 90 degree turns required and traffic congestion llt.rth Square. Also, current traffic volumes on Nortb LerQY iie.eft intersection with North Road and the downtotffl are approadt 9 e11.aCill'\,}tl a two lane street Action Alternatives: North - south through travel routes in Fenton need to ~ acconmodate both existing and future traffic volumes <•ro,• eM: the downtown are addressed in a later section of this p1u) Leroy along its two lane segment ts one option. However. the dart adjacent land uses along the street 1im1ts tie J)Otelit1al Adelaide Street has sufficient capacity to handle lddi adjacent land uses are sufficiently setback to allow flJtu Therefore, for planning purposes Ade1afde Street stlotl1d be primary through north-south route in Fenton for t~ oriented to the downtown Leroy Street shou d be ¥1 d l to adjacent land uses such as Fent111 Square ob nearby homes Several re1at1 ely no fi111p in,prove traffic flow 1_per1t1 sat Ille s ltG �D. Downtown Circulation: Streets in downtown Fenton motorists patronizing businesses. The generalized ,e based on intersection turning movements fs shown in Figqre 9 and turning movement counts were also used to esti•te tbe travel patterns in the downtown area, as shown 1n the followfng tab :e Table 19 Downtown Travel Patterns City of Fenton Movement 1. 2. 3. 4. 5 6. 1. a. g N. Leroy to/f Offl S11ffr l e Rd./Roberti N. Leroy to - from "'-in St To/from Fenton Square (n. etwtrance} Silver Lake Rd - Roberts to/~Nllft Main N. Leroy to/from s. Leroy Silver Lake Rd - Roberts to/fr• E. Roflerts S Leroy to Main St. Silver Lake Rd - Roberts to/fr Other $(1)urce: �FIGURE 9 CITY OF FENTON DOWNTOWN TRAFFIC FLOW (NUMBERS BASED ON PEAK HOUR TRAFFIC COUNTm •• SILVER LAKE 8750 �• • • • • Earlier studies by a traffic engineering firm and the Genesee County Planning Department recommended a partial one-way system around Fenton Square. Both of the previous recommendations were to make Walnut Street one-way northbound and South Leroy Street between Silver lake Road and the Community Center one-way southbound. Those studies were based on downtown traffic volumes which were much higher than are currently being experienced. The studies also included other design recommendations intended to improve circulation in and around the mall. Few of those recommendations have been implemented. Action Alternatives: Three alternatives were considered to improve traffic flow: ALTERNATIVE A - ONE WAY SYSTEM This alternative would require traffic around Fenton Square to use Ellen to Wa1nut for northbound and South Leroy for southbound travel. As noted above, the one-way system was recommended in two previous studies. Cost of the project would be minimal, requ1r1ng only signage and intersection modifications along South Leroy Street at Ellen and the south Fenton Square entrance. The intersection modifications could include brick pavers across the street to emphasize Ellen to Walnut for northbound traffic. This alternative improves northbound travel by eliminating the difficult movement from South Leroy Street to Roberts Road to North Leroy Street. However, the alternative of using Walnut is already available though seldom used. In spite of the general perception to the contrary, Leroy Street is not currently used as the major north-south route through Fenton, and should not be. Rather, Adelaide Street provides a more appropriate route for through traffic, and is currently being used in this manner. In addition, the one-way system does little to improve those movements causing congestion, such as Silver Lake/Roberts Road to/from Leroy Street and to/from Main Street. - 32 - �ALTERNATIVE B RECONNECT LEROY STREET This alternative would reconnect the North/South Leroy Stri existing Fenton Square. and more specifically. Dancers Sto.r.e would improve traffic operations at the Silve~ Like Road ar,d Le intersection but could also have undesirable impacts. Since travel downtown would be less congested. some of the thNHJ1t11111 currently using Adelaide would probably shift to Leroy That woutl.d traffic conditions north of the downtown where the potenttol fer w 1s restricted. This alternative also does little to fapl:"OVe the traffic flows. such as between Silver Lake/Roberts Road and 1ft s•--...,. In addition. the relocation of the Dancers Store would be costly This alternative could also have a significant adverse tmpact on Square by increasing fragmentation of th• Squa~•s Implementation of this alternative would require art O~--~t ef the Square. and would likely neeessitate some restlui~ to M1 1~r-M • d • impacts •••••1.- 1 ALTERNATIVE C CONNECTING SILVER UK£ ROAi TI) HAI This alternative would include exteftd ng S lver railroad tracks to co11ect Me•,~~Mafn to Ile �Alternative C would reduce left turns fNJIII Leroy Street by approximately one-third, ancf-¥ from Main Street onto North Leroy Street. llJU& te t traffic. an exclusive left turn phase !for eastbtt,,nd Sf1H required. The result would be improved traffic oper intersections. Traffic operations could be fiurther improved if tllte nter·~••lj!• Leroy Street at Silver Lake Road could be den.ed to lllflfln~• lane for westbound traffic. A one sfdecl traffic s.tpa;l s traffic only; or a signal timed to coordfntte w tft 'the could be considered to malte left tu.ms f -■,- te• ._N!llbtaMIIIII Both of these reconnendatfons were made previously by tbe Planning Department Implementation of Alternative ra11roed crossing and requ1reMettt for nwttreet the project would be much mo than optfcm B Since the t crossings by reducing veh1'1 tood pat• tial f e t:ate �The southern entrance off Leroy Street is perceived by the untrained motorist as a continuation of the street. There are no visual features to highlight the entrance. The southern entrance has been a particular problem with large trucks entering the parking lot and lacking sufficient maneuvering space to easily exit the lot. Each entrance to the Square provides access to only one of the sevetal parking areas. The lack of connection points between the parking areas forces motorists to re-enter the surrounding street system if unable to find a parking space or to visit another store during inclement weather. This situation creates conflicts with traffic using Leroy as a through north-south route. Moreover, the segregated parking arrangement reduces the potential for shoppers to patronize businesses at opposite ends of the Square. F. Industrial Park Connection: Fenton's two major industrial parks, Fenway and Fenton, are located just east of U.S. 23. Though adjacent to one another, the two parks have separate access systems, though a connection is desirable and feasible. Fenway Park's entrance is along Silver Lake Road, which provides convenient access to U.S. 23. Fenton Park is south of Fenway and has three tcce points along Owen Road: at Alloy Drive, Industrial Drive and Steel Dr1 Those three routes provide access to the OWen Road/US 23 inter:cblRge Alloy Drive is closest to the interchange, but has 'the least sig,tt (12 to 15 seconds) looking to the west Industrt 1 Drift 1 park's main entrance but fs obscured by the conaeN:fal uses sfgnage on either side Steel Drive fs the lftOSt visible and ffilnd,1, the three ae~ess points However and is aef'iOss f OM oane~ta, rdri e Due to the lack of• north~ tfflt two NUS M4 parts VS 2 r:ed ov he �In addition to the desirability to connect the two fndustl"ial pe is a need for a north-south connector fer intra-city tr1,eJ. SCllll■WI between U.S. 23 and Adelaide. Environmental conditfons 11nrf the Dlld:e1'1l!t1 alignments of such a connector. Nuch of the area east of fie: parks contains poor soils that would have to be reptac t• • 1 construction. An extension of either Alloy Drive or tei complicated by the crossing of an identified wetland. tldwe er, e this constraint into consideration, the short length l!'tefU Nd Alloy Drive and the existence of public right-of-way make tt a project. Extending Steel Drive could also provide the connect on 1ndustr1a1 parks and serve as a connector route between • Owen Roads. Steel Drive has the most potential for as tnatttre en,YN~ provides the most direct connection, between Adelaide and U.S. 23. G. Torrey Road/Long Lake Road Interseetfen Several elements make tWe ffltersectfon of Leg take difficult for moto 1st~ to travel through llest:botnid Lake Road have sotne probl•s retctiftg to the relit northbound traffic, as Mhicles on Torrey load keep pace with parallel triaff IS traffic are al•a a �H. Freeway Access: Fenton is fortunate to have three U.S. 23 interchanges wit a ttte limits. The convenience of the freeway increases the desirabflity value of the industrial and commercial land. Freeway avaf1ab11fty prov1dlts Fenton residents wfth accessibility to employment opportunttfes within region and. conversely, affords residents outside of Fenton easy a e jobs and businesses in the City. However, there are operational problems wfth tbe OWen Road i which create an uncomfortable and potentially h•zardous s tuatio~ Owen Road bridge over U.S. 23 fs narrow and bas a steep crown wt'lictl sight distance for motorists using the ramps. TIie sight distance ,r·C)b:l,eatt.a may be contributing to the relatively high number of accidents occurr ng a the fnnnediate vicinity. The Michigan Department of Transportation 11 ~e installing a traffic signal at the ramp tenninal to help relieve t e problems. The new traffic signal will improve safety but a long ran99 improvements such as widening the bridge to four lanes a•d reconst~ of the bridge with better ramp separation are needed. The n --~--improvements will become greater as development occurs west of u. I Traffic Volume to Capacity latfos. Traffic capacity problems• heurs of activity at etch 1n add �when traffic volumes exceed this capacity motor sts ~ enc. ttedth" delays. reduced speed and maneuverability, and an increased ~ a accidents. Generally when volumes are over 25 to 5GI of capacity congestion becomes severe and improvements or all'D!fi"illflt~t11111 should be considered). Comparisons between current averege daily traftic m1ames .a desired capacities ar,e shown below and in F1~ B l1M'! table two street segments which are current1y carryir:19 YOllllleS gN!IWtw are designed to handle without experiencing som cOllgestf on Street between North Road and First/Main Street and 2) O..n Jennings to West Shiawassee. The remaining six segm,ents 1n the tale have volumes approaching or exceeding generaltzed C:IQtat timeframe of this study, depemttng Ofll:" tk pha ~ development in and around Fenton Table 20 Volume to Capacity Ratios Strut Leroy COIOG �J. Access Maftagement. Major streets in Fenton. such as Silver 1 to 11Gve traffic Access to ad]acent lind uses,. td'n!t'IIW residential. 1s en 1111,ortallt second:ary an111"11"'1Pft11l 1 of each driveway d1ntf~fsh the streets ca:pac ty Careful planning of the number. location and desfp of dr11¥e1•t· preserve the capacity of tie street. ffrts protect the pubHc 1Mestment in the street costly widenings or other 1mprov1111tt11ts. -~1:- There are examp 1es of l>oth good •nd bad access un1g,B111NJ111.· OWen Road the number and spacing of dr1¥eW.an control 1ed The 1ack of access ma11a9ertelft a lent 11a1.ar, the congestion and accidents e~per enced t1ont tbat ,_.._ K Bike Paths. fo:r en Biqc �Gravel Pit Road presently provides the only good access for the land south of West Shiawassee to the city limits. Existing development has greatly limited opportunities for an alternative north-south access road in this area. The road is paved but is in poor condition. The distance the road is offset from Steel Drive at Owen Road is not ideal but could not be realigned without the elimination of high school ball fields to the east. We recommend that the city pursue dedication of the road to the city to provide future access for residential development. �VI EXISTING LAND USE A Development Patterns The last detailed land use ana1Js1s c-oGducted prto the 1975 Fenton Master Plan for Lar:ld Use. TIN! hi that plan was conducted in larch rf l9r14 A ltedtMffl contained 1n each land use category from the 1974 Table 21. Existing land use for the City was updated for lh1s p1aa and is shown in Figure 10 A bre1k...,_ &J·-ac:MIHle category and percentage of developed and bl"« 1 ncl 1 The percentage figures of total laAd froiu, the 1974 SdNef for comparison purposes 0Yera 11 growth during the l &st 13 There has been llllilJ"li..._, �occurring at the Owen Road/US-23 interchange • The number of homes in the Silver Lake SubdiY1si In sunnary, approximately 427 acres were developed during tile period for an increase 1n developed land of 26 5 percent. This deve e rate represents an average annual growth rate for the per od percent. Table 21 Existing Land Use Acreages City of Fenton. 1974 Land Use Acres Residential One Family Two Family Mul t 1 Fam11 y 581.1 Business 115.8 2.7 91.8 2.1 i35 1 54 Industrial Public Schools Buildings Open Sf)ace Parks Quasi Publ c. Churches I OAS 1 of Total 552.7 10.6 13.3 12 7 It 84 17.8 51.J 72 ��Table 22 Existing Land Use Acreages C1ty of Fertton, October, 1987 Ac-res Oct 1987 I Developed 1 o'f T««1 Land Oct 1187 Single Family Multiple Fam1ly 2 Colllnercial Office Gen Retail 156.29 Public 200.8 99 4.1 Quasi-Public Iftdustri al 70.5 105.4 35 S2 1' 2 2 R1ghts of Way (RR &Streets} 657 8 32 3 15 1t 758.8 37 2 64 4 179.4 3.2 Z3.07- Undeveloped Water 2105 6 TOTAL ACRES 4353 6 1 2. 8 8 11 4 1S 41 210.9 --- I I ! 48 3 4.1 J �A visual image analysis for the City of Fenton was conducted to help analyze identified issues and provide a foundation for land use policies. Specifically, Fenton's major image assets were identified so that they could be maintained or enhanced in the future; and the City's major visual problems were identified so that recommendations could be developed to reduce or eliminate their negative influence. The analysis is strongly oriented to main travel routes since they are the areas where the strongest impressions are formed. The following narrative description correlates with the information found on the "Image Analysis Map" (Figure 11). Main Street Corridor: • The transition from agricultural to residential uses creates a pleasant entry from the east. • The lumber yard has a negative visual impact on Main Street and also the Central Business District. Owen Road Corridor: • The Fenton High School athletic fields have the effect of reducing the number of driveways along this corridor while producing positive visual character. • Effective implementation of zoning controls, fer setback dr1Y spacing, and landscaping. have resulted 1ft a pl impression. ~est Shiawassee Corridor: al,,.. with utstand 1~t~e~~- �. POTeNTIAL RECREATION AREA POSITIVI! ENTRY ZONES CIWIACT11R NEGATNE l!NTRY ZONE CKARACTIR FIGURE 11 POSITIVI CITY FOCAL POINT CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN ( EXISTING LAND USE) NEGATIVE CITY FOCAL POINT POSITI\I£ STAE£TIICAPI CHARAC1'ER NEGATM: STRUTIICAPE CHARACflll ltlSTORIC RIISOURCI! NAT\IRAL RESOUIICII PRIMARY VISUAL l!DGII .J,ISilJL INILll'AIII.Y 1111.11'1.1 Ml&Y CGlllallCIAL ■ CIMCII LAND UIIIMIUAL CCMIJCf PUILIC ··--·- ·QUAIH'lalC/liSfflll'n0tW,. IIOll8TlaAI. UICEVl&.QIIID �North Leroy Corridor: • Inadequate parking lot screening, poor signage, and high visibility create and unattractive streetscape. utility line North Leroy/CBD Corridor: • Poor land use transition from commercial to residential uses has resulted in an undefined image for the area. Commercial uses have encroached into single family areas as they have expanded from the Central Business District. • Poor streetscape character detracts from the visual quality of the area. • The close proximity of buildings and exposed roadway creates visual clutter and confusion. parking lots to the Silver Lake Road Corridor: • Silver Lake/Poplar intersection creates no "sense of entry 11 into the city. • Residential uses along Silver Lake Road generally reinforce a positive image. Central Business District (CBO): • Fenton Square is not effective as a town center focal point Poor s te design, circulation, and access contribute to a unattractive and non-cohesive image which negates many of the positive aspects of adjacent buildings and spaces. • The government center area has many fine features including the gazebo, Mill Pond government complex, churches, and other architectura ly significant structures, which make 1t a very positive focal point for the City. - 47 - �Dibbleville: • This two block commercial district, which was part of Fenton's original business district, adds a unique character and architectural interest to the city. Dibbleville is registered as a Michigan Historic Site. Mill Pond and Shiawassee River: • A primary natural resource that has great potential recreational resource throughout the community. C. Land Use Conflicts as a visual and There are several land use conflicts within the community (Figure 11). Each of these conflicts are addressed below·, with recommendations following. Expanded Plastics: Expanded Plastics represents the most severe case of land use incompatibility in Fenton. The negative impacts presented by the facility are caused by several factors, which are listed below: • As an industrial use, it is incompatible with the adjoining retail governmental, and residential uses. • The building is unattractive and detracts from the aesthetic quality of the area. It lacks sufficient room for landscaping - The site 1s overbuilt. parking and loading. • Trucks and truck trailers serving the company obstruct traffic movement and routinely park within street right-of-ways. - 48 - �Valley Lumber: Valley Lumber, located on Main Street next to the Michigan Bean Company, lies at the eastern entry into the CBO. As a heavy cof!ITlercial use, the first impression created by the lumberyard is inconsistent with the retail character of the CBO. Machine Tool &Gear and Industrial Training Center: These industrial uses are located on the northern edge of the CBD, on North Leroy near Second. They negatively impact the conrnercial image in a transition area from the Fenton Square retail core to the strip commercial extending along North Leroy. Best Self Storage: The Best mini-storage is located west of North Leroy and south of Trelout. The location between two multiple family developments results in land use incompatibility. Plastics Research: Plastics Research creates a negative entry image into the Bush Community Park. The negative image is the result of unscreened storage of materials and truck trailers in close proximity to Jefferson Street. The east side of the building, which is unattractive, is unscreened and in full view from the park. As an industrial use, Plastics Research is also incompatible with the adjacent school, park, and surrounding residential homes. Gerych's Greenhouse: Gerych's is located on Silver Lake Road between the CBD and U.S 23 As a commercial business, it receives good exposure on a major traffic route. however, land use conflict exists because it is located in a residential area. The existing residential character along ilver Lake Road should be maintained in this area Additional commercial development will create a confusing image for both use types - 49 • �Creative Foam: Creative Foam is an isolated industrial use located on Beach Street north of the railroad tracks. Land use incompatibility exists, because three sides of the building are adjacent to single family homes and a medical facility. Fenton Cinema: The Fenton Cinema presents a land use conflict by its location within the Fenway Industrial Park. Introduction of additional commercial uses in this industrial area will undermine the integrity and image of the park. Summary: As short term solutions, we recommend that identified land use conflicts be minimized through implementation of the following on-site improvements or actions: • • • enforce existing City ordinances eliminate uncontrolled parking of vehicles or storage of materials encourage businesses to increase use of buffering/screening techniques It is also recommended that the Expanded Plastics facility be relocated at the earliest possible time. The severity of its impacts and its high visibility within the CBD make this action necessary. Long term recommendations are that the above listed land use conflicts be either contained, transferred into more compatible uses, or eliminated. Zoning restrictions should be developed to help in achieving this goal. - 50 - �VII. FENTON NATURAL FEATURES An evaluation was conducted in Fenton for soils, floodplains, wetlands, and wood lots. Each of these natural features is discussed below and illustrated in Figure 12. A. Soils An evaluation of soil types for all undeveloped land in Fenton was conducted to determine development limitations. The rating of each soil type was based on information contained in the Genesee County Soil Survey published in April, 1972. This survey was compiled by the United States Department of Agriculture, Soil Conservation Service with field work being performed during the years 1962 to 1966. All soil types were classified as having either slight to moderate development limitations or severe development limitations. Soils identified as having severe limitations had some combination of the following characteristics: • • • • Flooding Ponding Low bearing strength High shrink-swell potential • • • • Unstable organic material High frost heaving High water table Steep slopes (121 or greater) These soils are identified as poor soils on the Natural Features Map. A site having a soil type rated as having severe limitations does not necessarily mean that it cannot be developed, but rather that on site-testing of the soil, or some site alteration may be required .Development on these soil types typically involves a higher cost of construction. B. Floodplains Land areas located within the 100 year floodplain, as detennined by th Federal Emergency Management Agency, are shown in Figure 12 Floodp1a1n areas as shown are approximate and the official flood insurance rate caap shou1d be referred to for 1nsuraAce purposes A 100 year floodp1a1 1 - 51 • �FIGURE 12 CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN [ NATURAL FEATURES ) J.IIIIIL • 1IO YIM l'QOD ,LMI ----....--· ------··--- Wfll.AND9 ... wooauns �defined as an area within which there is a 1 percent chance in any year of a 100 year flood occurring. Floodplains serve as water recharge areas and natura1 water retention basins during periods of heavy precipitation or Spring snow thaws. Development with the 100 year floodplain should be discouraged. C. Wetlands Wetlands were determined by the U.S. Department of the Interior, Fish and Wildlife Service through interpretation of high altitude aerial photographs (aerial photography date: October 1978). A wetland means 1and characterized by the presence of water at a frequency and duration sufficient to support, and that under norma1 circumstances does support, wet1and vegetation or aquatic life. Wetlands serve several important natural functions including: • Flood and storm contro1 • Provides a water recharge area • Wildlife habitat • Erosion control • Natural pollution treatment system Wetlands should be given serious attention in the master plan process because of the importance of preserving their natural functions. Wetlands also impact planning through their protection under the Goemare-Anderson Wetland Protection Act (Act 203, 1979. The Wetland Protection Act, to a large degree, restricts or prohibits development within a wetland. D. Woodlots Woodlots (large tree stands) represent a valuable natural and aesthetic resource. In a city such as Fenton, which is largely developed and continues to grow, they provide a natural element which offers visual relief from an otherwise man-made environment. Woodlots can also be used effectively as a natural buffer area between land uses or used to create focal points. Planning and zoning measures which maximize the retention of woodlots should be implemented. - 53 - �VIII. A. HOUSING ANALYSIS Housing Conditions A windshield survey of housing conditions was conducted in October 1987. Housing was evaluated using a three category classification system. The criteria used to assess the condition of the homes was: roof appearance, siding appearance, foundation, and yard condition. Based on the rating of these features, the homes were classified into one of the following three groups: Good to Excellent Condition • Well maintained structure • The yard is maintained consistent with community standard. • If required, repairs are only cosmetic in nature. • Roof and gutters are free from sagging. • There is no evidence of foundation or exterior facade defects. Fair to Good Condition • Fairly well maintained structure. • The yard is fairly well maintained. • Several repairs and or maintenance tasks are required, but there is no evidence of significant structural damage. • Home is in need of aesthetic improvements such as painting. • Roof or gutters require some degree of repair. • Upgrading the home to a "Good to Excellent ConditionN is warranted given physical and economic considerations. Poor Condition • Structure is dilapidated. • Major repairs would be required to upgrade rating classification • Major structural deterioration. such as. roof, foundation and exterior walls is evident. - 54 - �• • Lack of outside yard maintenance, and/or an unacceptable amount of outside storage including junk or waste materials. Upgrading the structure would be extremely costly, or it is beyond repair. The results of the survey revealed that despite an aging housing stock (By 1990, 65% of Fenton's housing units will be 30 years of age or older, and 50% will be 50 years or older) nearly all homes within the city were either in good or fair condition. There were very few homes which warranted a poor rating. Based on the rating of individual homes, areas characterized by housing within each classification were identified and delineated as shown in Figure 13. The "Poor Condition" classification was eliminated on the map due to the limited number of homes rated in this category. However, the number of homes in the poor condition category for each neighborhood is contained in Tab e 17. Each classification type represents the dominant character of the area, but does not necessarily classify every structure in the area under that rating. Figure 13 also identifies low/moderate income blocks as noted in the report "Community Development Block Grant Block Level Eligibility, Genesee County, Michigan, January 1985 11 prepared by Public Demographics Inc •• These blocks qualify for Co!ffllunity Development Block Grant assistance, since at least 51 percent of their population is classified as in the low/moderate income group. B. Housing Mix Recently there has been concern expressed about the balance between single family and multiple family housing units within the city. There is al o concern about how the recent increase in multiple family development will impact the stability of what historically have been single family residential neighborhoods. - 55 - �f .... ....- I l . . . . . . . .~._:_~ I - FIGURE 13 CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN [ HOUSING CONDITIONS) 4IOOD TO llCCILLINT MIi TO Cl0CXI LOWIIIOmllAfll lNClca ILOClltl • �The 1980 census indicates that 81 percent of the city's 2,852 year round housing units were single family homes. Multiple family housing units comprised nearly 19 percent and mobile homes made up less than 1 percent. Residential development from the 1980 breakdown. percent of new housing housing units recording a between 1980 and 1987 has differed dramatically Single family housing has only accounted for 63 built during the period, with multiple family strong 37 percent. The change in the balance of single family and multiple family housing which occurred between 1980 and 1987 has not substantially affected the overall housing balance. In 1987 single family housing made up 79.3 percent of total year round housing, and multiple family housing 20.7 percent. This means that the percentage of multiple family units has increased by only 2 percent since 1980. If the residential trend established between 1980 and 1987 continues for an extended period of time there will be a noticeable ~hift in the residential character of Fenton. However, as of 1987, Fenton falls within a typical range for percentage of multiple family housing (generally 10 to 30 percent). There is no magic percentage for multiple family development. The city should assess the type of residential image they wish to have, and equally important determine if there is sufficient demand and suitable locations for such development. C. Housing Conversion The City of Fenton has many large older homes. Many of these homes exhibit fine architectural style and some are designated as national or state historic sites. Due to the high cost of maintenance and utilities for these homes, owners have begun to approach the city about converting them into multiple family units. Typically these homes are within a single family zoning district, such as the homes along Shiawassee between Adelaide and Owen Road. There has also been concern expressed about the impa~t converted homes will have on the surrounding neighborhood. - 57 �Upon first consideration it would appear that not the conversions should not be permitted. This reaction could be based on a perception of overcrowding, inadequate parking, or improperly maintained rental properties; and these factors should be strongly considered. In some cases, those perceptions may be misguided, or overstated. Prohibiting all conversions also presents some problems. In some cases a large home may be owned by an elderly person who has lived there for a long period. They may wish to remain living there, but financial constraints may prohibit or severely limit home maintenance or repairs. They are left with two options: (1) to remain living in the house which would undergo a gradual decline in quality, or (2) to sell or rent the home and find new housing. While the city should not encourage conversion of all large homes, conversion should be permitted under very controlled circumstances. Within the zoning ordinance, conversions could be controlled through use of the special use permit process. Conditions could be established which would minimize the impact of conversion on the neighborhood. For example: the number of units could be limited to two or three per home, a minimum unit size could be imposed, and onsite screened parking could be required. Recognizing that some of these homes may not have resident owners and there may be a few cases of property decline, the city could adopt a rental property maintenance code. This code would set interior and exterior maintenance standards which would have to be met by all rental properties. Inspections could be conducted on an annual or bi-annual basis. D. Historic Homes Historic homes are truly the essence of Fenton's character. The follo 1ng list details all Fenton area homes listed on the state and federal register of historic places. - 58 - �Federal Register: Benjamin Bangs House 819 s. Leroy Street Volney Church, Carlos B. Shotwell House 812 S. Adelaide Street David B. Colwell House 901 S. Leroy Street Colonel J. Hinckley House 210 High Street H. N. Jennings House 800 S. East Street Vermont House 302 N. Leroy Street State Register: Fenton House 302 • Leroy Street These homes should be targeted for ongoing preservation activities The city should also consider other public improvements which would enhance the neighborhoods which contain these homes. E. Housing for the Elderly National, statewide and county trends demonstrate the need for sen or housing as the population of elderly (over 65) continues to rise faster than the total population. - 59 �Based on the low and moderate income level of $22,065 (80% of Genesee County's median household income), we have identified 1170 households in Fenton in the low and moderate income range and approximately 3065 persons living in those households in 1987. In 1980, 1212 people were identified as elderly (60 and older) in Fenton 1206 white and 6 minority. This accounted for 15% of the population. On a national basis, approximately 16.4% of the population was 60 years and older in 1984. Therefore, we can assume Fenton's elderly population is about the same percentage as the national trends for 1984. The 1987 Fenton projections to the that growth trends elderly population estimate for elderly population is based on Census year 2030 of 26.9% of the national population. Assuming are steady during that period, we can project Fenton's to 17.1 percent of the 1987 population or 1,421 persons. If we assume the low and moderate income elderly population is about the same percent of the low and moderate income famili~s as it is with the total population, we have identified about 524 senior citizens in the low and moderate income category. Table 23 Summary of Elderly Population, 1987 Fenton, Michigan Low/Moderate Income Elderly Age Groups Total Elderly 60 &over 1421 524 65 &over 1098 405 Source: u. s. Bureau of the Census, and The WBOC Group Concerning housing needs for the elderly, many of the elderly residents will prefer to live independently and only a few will require specialized care. According to national figures, the percent of senior residents requiring daily living assistance is quite low for those 65 and over - 60 - �Table 24 Percent of Seniors No Longer Able to Live Independently, 1987 Fenton, Michigan Age Groups 65-69 years 70-74 years 75 years & older Requiring Living Assistance Requiring Living Low/Moderate Assistance in Fenton Elderll Reg.Asst. 2.6% 5.1%1 19.3% 8 Total: 1 3 4 12 109 40 129 47 Represents the average percentage for the three age categories: 75-79, 80-84, and 85 and older. Source: Real Estate Research Corporation The WBDC Group Estimates Based on the above, 109 senior citizens require some type of daily living assistance while 47 of this number are classified in the low and moderate income range requiring some kind of living assistance. The City of Fenton has one elderly housing project (Dauner House) which has 100 elderly units. In addition, a new facility is planned just north of the city. These two facilities should provide for the needs of Fenton in the short term future. The elderly population will continue to grow. Additional quantifiable data should be developed to assure future housing provisions for the elderly. The plan also contains several general recommendations which should benefit the elderly in finding suitable and affordable housing. These recommendations include: a provision for single family to multiple family conversion, thus enabling seniors or low income households living in large single family homes to stay in their homes because of the additional revenue received from rental fees; that a variety of housing types and sizes be provided in the city; and the selection of a suitable site for manufactured housing which to date has proven to be a popular housing choice of the elderly. - 61 - �F. Future Acreage Needs Comparison of the 1974 and 1987 land use surveys provides a basis for projecting future residential acreage needs. There were 242 acres developed residentially during that time, resulting in an annual average of 18.6 acres. Projecting the 18.6 acre average from a base acreage of 823 in 1987, Fenton will require an additional 93 acres by 1992, and a total of 428 acres by 2010. Another method of determining acreage need is to maintain the existing per capita acreage for future population increases. Using this method, Table 25 identifies the number of additional acres needed by 2010 to meet residential need for Fenton and surrounding communities. Table 25 Residential Acreage Needs PROJECTED 1987 EXISTING ACRES NEEDED ACRES 1992 CITY OF FENTON 823 866 PROJECTED ADDITIONAL ACRES NEEDED ACRES NEEDED 2010 BY 2010 1,039 216 Surrounding 1 Communities 1 Surrounding Communities include Fenton Twp., Village of Linden, Holly Twp., Rose Twp., and Tyrone Twp. 2 Value was calculated using Fenton's per capita residential acreage. Source: The WBDC Group Surrounding communities are included in the above table because of Fenton's potential to satisfy a portion of the housing need in these areas. - 62 - �IX. COMMERCIAL ANALYSIS A. Regional Perspective The City of Fenton is located along U.S. 23 about 10 miles south of the Flint urbanized area. Fenton, in addition to serving its own urban population, acts as a suburban/rural retail center encompassing portions of Genesee, Livingston, and Oakland Counties. Fenton's primary retail service area encompasses an area within an eight mile radius around the City and includes the Villages of Linden and Holly. The city's commercial base is large enough to provide everyday goods and services and also capture a significant portion of the larger comparison goods market. Still, Fenton residents shop at regional malls in the cities of Flint, Ann Arbor, Brighton, and Novi for some comparison goods. 8. City-wide Perspective The City of Fenton contains three distinct retail. districts: 1) along North Leroy, Central Business District (CBD), and 3) along Owen Road. A report of the Downtown Revitalization Committee prepared in December of 1984 identified the amount of occupied retail space in each of the three districts classified in the following categories: convenience goods, comparison goods, and general retail, as shown in Table 26. This table provides a good general indication of the magnitude of each of the districts as well as the merchandise types contained in each. A more descriptive analysis of each co1m1ercial district is given below. C. Retail Analysis By Individual Commercial District A description of each of Fenton's three commercial districts is given below along with the identification of each districts strengths and weaknesses. North Leroy District The North Leroy District which is Fenton's largest retail district in square feet of retail space represents a typical modern day commercial strip center. This district is located along North Leroy from the north - 63 - �Table 26 Existing Occupied Retail Space City of Fenton (Square Feet) Total Downtown N. Leroy Owen Rd. Other 6,504 10,600 82,540 8,800 26,000 0 2,200 117,244 0 19,400 General Merchandise 8,150 Apparel/Accessories 18,070 Furniture/Appliances 1,664 53,300 13,280 3,800 0 0 0 0 0 20,000 61,450 Eating/Drinking 15,124 Places Bldg. Mat'l/Hardware 19,625 Miscellaneous Retail 7,300 18,638 19,800 17,643 20,000 6,000 0 5,370 17,000 3,100 59,132 87,037 217,801 52,000 47,670 404,508 Convenience Goods Food Stores Drugstores Comparison Goods 31,350 25,464 General Retail TOTAL Source: 62,425 28,043 Fenton Downtown Revitalization Committee, December, 1984 city boundary south to the CBD. Types of retail business include: discount stores, fast food restaurants, auto service, home furnishings, apparel, building supplies, specialty food, and general retail. This district also contains two mini strip containing both retail and service establishments. Assets: • • • • Location on the primary north-south route through the City Largest retail district in the City. Greatest selection of merchandise types. North Leroy has been widened to a five-lane road. - 64 - �Weaknesses: • • • • • • Insufficient landscaping along frontage and within parking lot areas. High utility line visibility. Poor building facade treatments. Poor blending of facade materials and design from one business to the next. Land use conflicts (frequent intermixing). Insufficient building setbacks. Central Business District The central business district, located at the City's center ranks second in retail floor space. Although one district, ft contains several distinguishable retail/office elements which include: • • • • • Fenton Square Mall. Strip commercial development along North Leroy: Predominantly medical office complex immediately west of Fenton Square. City Government Administrative Complex immediately south of Fenton Square. Oibbleville historic commercial district located at West Shiawassee and South Leroy. Retail and business activity in this district is characterized by restaurants, personal services, offices, apparel shops, and specialty shops. Assets: • • • • The central business district has a strong locational advantage with all major traffic routes passing through or terminating within the district. The CBO is also only a few minutes from the US 23 Freeway High visibility. Having the City of Fenton administrative offices located within t~e district serves as a consumer draw for all commercial businesses Office development provides a source of daytime cu~tOlfters for OBI businesses �• The Mill Pond, Shiawassee River, and the park setting adjacent to the City Hall create visual interest and are a natural draw to the area. The Oibbleville commercial district and Fenton Square offer many fine examples of historic structures with a variety of architectural styles. The Fenton Hotel and the Michigan Bean Company, two of the Fenton area's finest restaurants, are located within the district. • • Weaknesses: • Fenton Square Poor signage Entrances lack signature quality and are confusing Poor circulation within the Square The quantity of businesses within the Square cannot be determined from the perimeter roads. The buildings have not been designed to work well together. Main entrances/facades of certain buildings are not oriented to those of others. Conflicting architectural styles. The Square lacks an inviting atmosphere which could be created by a coordinated landscape design. Difficulty in attracting customers after business hours. • • • • Retail business mix. Lack of parking in the Dibbleville District Land use conflicts. Several heavy commercial or industrial uses are incompatible with the commercial image of the CBO. The Expanded Plastics Company located just south of the city administrative offices is a good example of this situation. Through traffic movements in the CBO are very difficult Poor conmercial district image as one enters the CBD fr0111 the north along N. Leroy. OWen Road District The Owen Road District is the smallest of the City's three major commerc al districts in quantity of retail floor space This district due to t �location at a U.S. 23 Freeway interchange. commercial uses. Uses in this district include: car dealerships, a bank, and a motel. is oriented to highway fast food restaurants, Assets: • • • Easy entry to and exit from the U.S. 23 Freeway Good streetscape character Attractive business structures Weaknesses: • • Poor design of the Owen Road/U.S. 23 interchange. Average daily traffic volumes on Owen Road exceed street capacity. There are also assets shared by all the commercial districts. These include: small town atmosphere, retailers know customers on a personal basis, close proximity to the consumer population.· D. Future Acreage Needs The commercial outlook for Fenton is prom1s1ng. Population within the city and the surrounding area is projected to increase by over 20,000 by 2010. The Fenton Downtown Revitalization committee in a 1984 report found unmet demand in the following retail areas: drugstores, general merchandise, furniture and appliances, restaurants, building material/hardware, and miscellaneous retail. In their 1987 "Sourcebook of Demographics and Buying Power", the CACI company report that people residing within the Fenton zfp code area have an average of 15 percent greater capacity to purchase goods in every retail category than the U.S. average. If Fenton wishes to maintain their current per capita amount of retail acreage, they will have to add 47 acres of commercial development ~etwen 1987 and 2010 (Table 27.) An additional 73 acres of commercial land will be needed to meet the demand of the growing population in the Fenton area. If the e1ty desires to improve their position as a regional retail center. they have a good • 67 • �opportunity to meet regional retail needs within the t1t; happen if commercial areas in Fenton can meet or e~ceed tile comercia1 areas outside the city. The c1t1 should p1M for 1 50 acres of additional commercial land by 2010 Table 27 C011111ercia1 Acreage Needs 1987 Acres 179 188 Existing Acres Fenton Needed 1992 221 Surround1ng 1 Connunitfes TOTAL 1 surrounding comunitfes iftcll:lde Fenton -,. Village of Holly, Rose Twp •• and Tyrone 2 TWJ>. Value was calculated using Fentoft's 1987 per Source. The WBD.C I o.up ■ �X. INDUSTRIAL ANALYSIS A Past Developa1ent Treads on a land use survey conducted for 92 acres 1ft 1ndustrta1 cleve ..-nt. Based !Md acreage was de¥el oped i the Fwtt» /U1+-~ ,cttt the -23 Freeway interchange 1t u.s development surrounding the central bat ness d1'~H~P!l~'T' withe few scattered s tes found hroug The existing land use survey coflducttd reve-a ls •n ovem l nc.rea.se 1974 fbfs fncreas-e appu s 1 develnpnent in Fu on 1,acntne in ndt&S:trf aver;aged lf)Pll'C:JdN e1,y Ji ac �Fenton has good freeway access with three interchanges on U.S. 23, and I-75 being located approximately 10 miles east of the city. Bishop airport in Flint is Fenton's closest airport. It provides commercial passenger travel and an air freight facility. The Detroit Metropolitan airport located in Romulus is about an hour and a half driving time south of Fenton. Access to the CSX railroad, which is connected to the statewide rail system is located nearby. According to a 1986 survey of 11 Genesee County industrial parks, reported in the May 1987 Flint-Genesee Corporation newsletter, the Fenton U.S. 23 Industrial Park recorded the most growth for the period 1976 to 1986 (see Table 10 for complete survey results). It dropped from 124 to 40 acres of uncommitted land from 1976 to 1986. The survey also indicated that there were 54 remaining available acres combined within the Fenton U.S. 23 and Fenway Industrial Parks. Two independent studies have identified the Blinton is a part, as offering the best opportunities development within Genesee County. The Blinton area the triangular area formed by Flint, Grand Blanc, and area, of which Fenton for future economic is broadly defined as Fenton. The "Evaluation of Development Potential for Metropolitan Flint Michigan report prepared by Northwestern-CUED Institute reconnends that economic development efforts be focused on the Blinton area, and that the attract1en of producer services should be encouraged. The report also 1ndicat•s that successful leveraging of Bishop Airport will be the key to future eeu--••~ development. ay reconaeads t Fenton serve primarily as a residential area in support of eCCti!ttl'li'i c develo.,memt ~1t~in t~e 111~ton aNa Thty n hawe,er d 9Jl te the Fenton u.s 23 and Fenway tndwstria1 Pa~is as a cent 1.Uing deve a,1111J1t area The Blinton Plan (draft June 21. 19.88) prepared Sasakf �C. Strengths and Weaknesses Fenton's strengths in attracting industry are largely based on quality of life and locational factors. A complete list of strengths are listed below: • • • • • • • • • Quality of life Good address Small town Good housing conditions Historic character Has independent image (not tied to Flint} Property is generally appreciating faster than the rest of the county. Can serve multiple markets Good population base from which to draw employees, including cities of Fenton, Flint, and Holly • Closeness of Bishop Airport (20 minutes} • Industrial land is available within industrial parks • No competing industrial parks in southern Genesee County • Flint foreign trade zone • Effective city planning and zoning millage passed in 1987 to fund improvements to Bishop Airport should further enhance economic development efforts. Planned improvements include: the addition of corporate hangars, an air freight facility, passenger terminal expansion, and increased auto parking. Businesses whiett require these services may now consider locating in Fenton. A Weaknesses in attractfng industrial business to Fenton include • Labor union influence • Li•ited size Envfr0111111ent11 limitations within industrial Pl ks • Poor design at US 23 interchanges ,,rat on af Ftmtim tt S ! 1nd fnvay �The image and the quality of the industrial parks are being omt~• se4 by the introduction of general commercial uses which ar• 1nco,npat1 with industrial businesses. • Poor entry image at both industrial parks • The first three weaknesses will be difficult to influence. however. the final three can be corrected with proper planning and available f1n1nc1ng o. Future Acreage Need Fenton is currently providing the only industrial park space in southern Genesee County. If Fenton is to continue in the role as a regtont industry provider, their future acreage need must be based t anticipated population growth not only of Fenton, bu:t of the surroutiading communities as well. Table 28 projects future industrial acreage Med for oth Fent surrounding comunities. Acreage need was catculated by aJply !I Pefl Oil current industrial per capita acreage against futur& pepu1at on f eruses Table 28 Industrial Acreage Need 1987 Existing Acres Fenton SUM'OUn.diAf C01111111n •s Nm 105 Acres Acres 1992 2010 Needed 110 *H~ 132 M k IJ �acres should be a1loeated if the city wishes to antinue t& regional industrial base. It 1s important to note that are base on maintaining the same per capita 1ndustrila1- 'lttril future. If the existing quarrtfty of 1ndustri« y dfV,e considered less than fs desired for the cul'"rent popu tt •• acreage would be needed in the future Assuming that Fenton will continue to be the regional Fenton's long tenn industrial land needs are for 150 land. DeChiara and Koppelman's book •urban P1anntng accepted source of standards in the ptanm1ng sufficient industrial land for 50 years 1ntn straight line projection of three acres pe~ ,-ar acres needed based on 2010 project1on) F industrial land by 2037 ttte,re 1s currently vacant land remtining 1n Fentort~-s- two nd str general development plan Addi al needed for streets and portions w1 Given this long te need ft is 1:tffPO bufldable land left in fndU at:r'ft amt fte "Nit tfie f un:, (eve~ of �XI. COMMUNITY FACILITIES This section of the plan will prmde an and include the following wa1e:r •11 schools, and government buf dfng current condition and need for i connunfty facilities are shown. 1n F pre A. Water System Fenton draws their wat,r supply frM •11s locat:ed ra1 l road tracks and west of North Road. Tile tar water treatment plant at the s.gie ttitt.rl loca:t1® pumped to a 1,000,000 gallon storage tank le 1 on Denton Hill. Present1y the city 1s on '1 at water per day (gpd) out of a c•paci ty of 3 2 11 :1 ~....,~n.:1111 c-,acfty The city averages 98 PQUft~S which 1s high by conauon standards h:as the ava11a~111ty of public watt, appear to offer any defflopma11 lfJNt·flo&t!·'kln •maJ �CITY OF FENTON COMPREHENSIVE PLAN P!INTON_, MICHIGAN ( COMMUNITY Mctt.t'ltD ] ....... ---- --- �Phase 3 involves the replacement of all watermains which are less than 4 inches in diameter (23,800 linear feet). This action was requested by lie Michigan Department of Health due to concern over efficient water transmission and fire protection. Their current nt1nfmutn stanh"NI water main is 6 inches. In addition 22,000 feet of 4 inch water•·$ t to be replaced. Phase 3 improvements totalling $275,000 of the tota1 $2,100,000 will be completed in 1988. Phase 4 includes tapping the Westwood Subdivision fnto a 12 fnch • This improvement is estimated to cost $15,000. n The city is also exploring the need for additional water storage whioh would become phase 5. No cost estimates have been prepared. B. Sanitary Sewer System The City of Fenton is part of the Genesee County Sanitary Sewer Oisttict No. 3, which treats sanitary sewage for the communities ef Fenton, f°fltOfti Township, and Linden. The county's treatment plant, built fn 1J6S, bas undergone several additions to increase capacity over the last 20 years The city is responsible for maintenance of the co11ectf0ft st• eafi.:n the treatment plant. As Of July 6 • 1988 the dty hid pU'rehased 4.'J'',6P.'91111!'1¥1:l'Mltll trRtment plant (I unit 1~ equ1va1ent to 90 gallons of •ater Pl!1'" capita pet" �I I I I I I I I I I I I Many areas of Fenton have sewer lines which are 80 years of age or older. As expected a large number of these lines are in need of repair. The city retained the Hycon Construction System Corporation of Clifton, New York in 1983 to conduct a survey of the physical condition of the sewer system. A significant infiltration problem was expected. The survey identified the following deficiencies: • • • • • • • Protruding house connections Cracked, broken and or crushed pipe Deposits in joints Offset and wide joints Roots Dips and bends in the lines Pipe changing sizes between manholes Cleaning 1983. of the lines and joint repair for the system was completed in The city, based on the findings of the Hycon study, classification priority rating system as follows: established a four Priority #1 - Critical - These areas of sanitary sewers are rated critical because of the amount of city residents they service or the severity of the damage to the pipes involved. These areas must be replaced to get our system running smoothly. If any of these fail, the city will have a major expense and lack of sewer services for sometime within areas of the city. Priority #2 - Essential - Are areas of the city which are essential to keep the city collection system in good working order. Without these repairs the city will face the problem of large expenses for repairs in the near future. - 77 - �Priority #3 - Necessary - Areas in which the city has found broken pipes, protruding connections, dips in pipes etc •• They are necessary to continue a good collection system without too many disruptions. Priority #4 - Replacement of all 6 inch sewer lines with 8 inch lines for more capacity and to eliminate possible trouble areas. The cost to implement the needed repairs contained in the above pr ority classifications is $2,245,641. and includes 27,579 linear feet of sewer line replacement. The city has programmed $278,495. for 2,835 feet of sewer line replacement in its 1988 budget. All of these improvements are priority #1 improvements. It is the city's intention to complete all priority #1 improvements before any priority #2 projects are initiated. (Consult the 1988 City of Fenton Capital Improvement Program for more detailed project information.) C. Capital Improvement Plan The City of Fenton created a Capital Improvement Project Fund in 1980, thus guaranteeing for the first time monies for infrastructure improvements The city assesses 1.5 mils for this purpose. The city uses a five year time frame for its capital improvement schedule, which ft updates om an annual basis. A cap1ta1 improvement project is a major expend1tuni whfGl.b will improve the physical plant of the city. The impro of a non-recurring nature and/or of long tenn benefit a • Street construction/reconstruction • Aequis1tfon of land • Bui1d1ng construction M1jor fac111ty improvements Storm sewers �The city has categorized the proposed capital improvements for the next five years into four areas of concentration: streets, storm drainage, major facility improvements and contingencies. A short discussion of need within these areas is contained below. Streets Resurfacing of streets has and will continue to be a major expenditure within the capital improvement project fund. The city has 41 miles of streets and due to their age and condition, will need repair. Currently the city is within a few years of resurfacing most streets within the city, however, this activity is expected to be ongoing because of long time period required to go through a resurfacing cycle. The city will also concentrate on new street construction such as the widening of North Leroy and the paving of the remaining unsurfaced streets. Storm Drainage A major problem in the city and therefore an area of concern for the capital improvement program to address is storm water drainage. Large segments of the city have either inadequate storm drainage or none at all. At a minimum this causes unnecessary road maintenance and more seriousti may create continual flooding problems for area residents. Major Facility Improvements This category entails one time projects. such as the Federel .Aid to Systems Silver Lake Road project, which llll.Y be funded throwtb spect~ programs. Priority for these projects will have t 1 funding against the importance of other 1mplem:entat1on in a given year �Contingencies An important consideration of any well maneged fiffafl;tjia p11n sb reasonable fund balance front one year to the next. Th cS -.nsfim¥n• be available for an~ unexpected project that uy dueloe 11be is to carry an annual minimum fund balance of $13,000. Projects proposed on the 1988-1992 capital 1•provenHmt $Chec'.hlli most part include: street resurfacing, 1nsta!laticm of c1rh alild tlilffl intersection improvements, and new storm sewer construction. E:sl cost for these projects is $548,786. {Consult 1988 Cfty of f,enton ca, Improvement Program for more detail on proposed prc)jects). D Public Schools Schools within the City of Fenton are part of' the f;enitten Ar-et Puhl Schools District This district covers 35 s~u•re m11H and -has a total enr-01 lntent of uv•r 2 7Qt ~ schmol build ngs a.re all located th h maae ity- of tudent he a d the Ftntefl Area Pub transported to their school on distr ct•-..ed bu ~ h..i~_. ea: school bu11d119 ts d1scuued bl aw �Fenton Middle School The middle school untf1 recently served the 7th and Ith portion of the building is being reftovated to 111a e ~ the 6th grade. This change will correspondtft01Y lllWlr at each of the districts elementary sci'too]s lnro 1~ expected to be around 550 students Additional capacity d itbe ffllill st111 be available as the second story wf11 not be in use expansion plans are being considered at this t1me. North Road Elementary This school serves kindergarten through 5th gnadt. about 450 students with a capacity of 500 De bu 1 sound and there are no plans for expansian State Road Elementary serves k nde;rgarten tttvougih tbout 450, wi tb cap,c y of SQQ 11 tnere ,re. no Jlans fG This school ~ h gndt. q 1& �The classes offered at the Center have been assimilated bact fn~ schools. No definitive plans for the building. or for relocn made. E Public Buildings The following public buildings have been asse$sed as to I e ability to meet the spatial needs for which they are intended shown in Figure 14. City Hall The city hall located on South Leroy at the Mill Pond was oOl'tstruet 1976. Its location within the central business district makes accessible to the city's residents. Prese~tly ft 1s intended services. The building, a one stor,.v str so that a second story could be added sho~ld the" The building fs fo very good condftfon end there expansion. Police Station The police station. censtructed A 1971 s city hall The facflitJ is 1n tood t'Oftd1t1a being met -n~ there l>w ld t ill~• �I I I I I I I I I I I I ' The fire chief has indicated a need for one additional station within the next five year period. This facility should contain 2 bays capable of holding 4 trucks, 2 sets of doors for easy entrance and exit, meeting room, and training room. The Owen Road/Shiawassee area has been targeted for the new station because of rapid growth targeted in the western part of the city. If Fenton continues with a steady growth rate, a third station would be required within a 5 to 20 year period. This station should contain 2 bays to hold 2 trucks, an office, and small meeting room. This station is being planned for the North and Leroy area. From this location service to the northern part of the city could be provided without the threat of train delay. Fenton also supplies fire service to Tyrone Township, encompassing 36 square miles. All service is presently provided from the Fenton Station. If growth and the demand for fire services increases substantially in Tyrone Township, a station may also be needed withih the Township. If this were to happen, the building would be built by the Township and Fenton would supply the staff and equipment. Community Center The community center is located on South Leroy adjacent to the Fenton Square Ma11. The center is commonly used for classes, meetings, and wedding receptions. It also provides a location for senior citizen activities including travel, hot lunches, and card playing. The building was built in 1937 and is in very good condition. Recent improvements to the building have included: repainting, new light fixtures, and a new sprinkler system for the grounds. Improvements to make the building accessible to the handicapped are currently underway. There are no plans to expand the facility in the foreseeable future. - 83 - �A.J. Phillips Library The library is part of the Genesee District the building. but the Genesee 1 i staff The building WIS CMStrocQal n There 1s not an identified need for adlditiGnt1 .,Males there are no expansion plans for the present fac11 ty Fenton Museum The mwseum is currently housed bufldfng The building is an h storic e\f'-llg..,.1h•e building is structurally sound, attd there are no the facility DPW Garage The garage 1s locetecl on L1neo1:n •t ffi'e the build ng it not kn<Mn, b t was not d s1gned for t Hmitat 01s Nin enanee 1 i!lll''NIIIFt.. u 1Hm151 �F. Parks inventory of all ~it9 parks is ava11e1e Master Plan. This plan 11sts all all proposed future improvements An �XII. GENERAL DEVELOPMENT PLAN The City of Fenton General Development Plan is shown in Figure 15. A description of the intent for the districts shown on the Plan map is given below. Urban Core Residential This district is intended primarily for single family residential development. Existing homes within the district were built in the early stages of Fenton's development as a city. The grid system subdivision design and small urban lots are typical. Current density ranges from 2.6 units to 4.5 units per acre. This district also contains a large number of architecturally significant homes. Future development is oriented to single family detached homes consistent with the current density. Housing density should not exceed 4.5 units per acre. Conversion of large single family homes to multiple family structures may be acceptable if appropriate zoning standards are established and enforced. This district is intended to recognize and maintain the older established residential areas of the city which were developed with a consistent lot size and development pattern. This district furthers the goal to provide for a variety of housing types and values. The areas chosen for inclusion in this district were based largely on existing development patterns very Low Density Residential (Estate Residential) This district is fntended for single family residenti1 d large lots Existing hous ng density is typically les an acre Future res dential development within this d s exceed 2 units per acre ��This development pattern, in addition to broadening the opportunities, is being us,ed to address environmeftal rz,• ~••n•• -.-. southern portion of the city. Much of the l1nd -1 n development limitations due to wetlands ant poo~ soil • lots 1n this area allows better portions of ._ lot , development of a home while leaving less develo,ab e '9rtf open space. This development density also offers nN..,.••tt •-~~--.preserve the mature woodlots that are fo~nd 1n this The areas chosen for inclusion in this district were based existing very low density housing and adj•cent .affe features which would be an aesthetic eln fl~ es uer environmental factors such as wetlands and pOlr s'011s di lot develofJlllent approach. Low Density Residential This district 1s tntended for extlusi,e s aig development. Existing densftfes Within this d1stri~t r fr• per acre to 5 5 units per acre. Reeonrnended 4efts1t;r fv M fs 2 to 4 un1ts per ere This district eons den t~ provide a ¥ar1ety of housing type tlld �Areas chosen for inclusion in this district were selected for their benefits in preserving natural features. Much of the land area within thts district is comprised of floodplain, wetlands, poor soils, and woodlots A density of 6 units per acre offers more opportunity to cluster housing and thereby retain more natural features within open space. This density •lso makes development within these restricted areas more economically feasi~la. High Density Residential This district is intended for multiple family residential deve1oprnent ,Wlfth a density of 6 or more units per acre. This district would also be acceptable for a manufactured housing park. This district is also part of the plan goal to provide for a variety of housing types and values. Areas designated as high density residential were selected based primarily on existing high density development; close proximity to U.S. 23; low impacts to Fenton streets; and soil conditions suitable for this development type. Industrial Park This district is intended for general light industrial development location of this district was detenn1ned by the existing leca Fenton's industrial parks and to provide for a iuture an, t 150 acres of industrial land Shore1in! Conservattpn This dfstrjct is intended for the wtth t �The areas within this district were determined based on the fixed location of the Shiawassee River. Planned Unit Residential Development This district has been shown on the map as an overlay district. This district is intended to highlight areas within the city in which developers should be encouraged to use the planned unit development concept. If the PUD is not chosen the intent of the underlying district would apply. The purpose of a PUD is to encourage innovation and flexibility in design for residential development. A mixture of housing types are permitted as long as they meet general design standards which would be included in the zoning ordinance. This development district is particularly useful in areas which are difficult to develop under conventional zoning regulations due to environnental and other physical constraints. It is primarily for this reason that this overlay district has been established. A limited amount of neighborhood commercial business would be acceptable within the PUD concept. Planned Mixed Use Development The intent of this district is to encourage innovation and flexibility in design for a mixed use development. This district recognizes that certain combinations of residential, commercial, and industrial uses can successfully be mixed within one development plan given specific design standards. Such developments typically look less rigid and are aesthetically more pleasing than developments built under the confines of specific use zones. This district was delineated as such because it maximizes development opportunities for a site which is equally well suited to a variety of uses. - 90 - �General Commercial This district is intended for the widest variety of retafl and service businesses. Businesses could range from apparel shops, auto service, affll restaurants through small commercial strip centers. Locations for this district are based on collector or arterial frontage, low impact to Fenton streets; existing commercial developments of as milar type; and compatibility to adjacent uses. Office/Service Conrnercial This district is intended for low intensity co11111ercial uses. It 1s designed specifically to be used along North Leroy just north of the CBD 1 where a transition of single family homes to comercial uses is occurr1dg. This district will allow the use of single family homes for business purposes, while minimizing negative impacts on traffic volumes and adjacent single family homes. Businesses could include: medical office financial office, personal services, and similar uses. Highway Commercial This district is intended to serve the commercial needs of the motor Ill public Typical uses fn this district would include motels dr e-~•.,,_restaurants, and auto servie~ establfstaents The location of this district is la'te1y d ctatd interchanges �This district is being shown as extending further south and east than the existing Fenton Square because of a general need for more commercial expansion in the city. Fenton Square has been chosen for expansion because a number of studies as well as recent interviews with Fenton Square business people have identified a need for a better business mix. This cannot be satisfactorily resolved without the addition of new stores. The area east of the Square contains an area of marginal housing which is in a state of transition and is a logical choice for low cost expansion. The area south of the Square was selected to create commercial uses along the Mill Pond and make a physical connection to the government center and its adjoining recreational uses. - 92 - �XIII. ISSUES, GOALS, AND RECOMMENDATIONS The following issues, goals, and recommendations have been developed to set a framework for the implementation of the Fenton Comprehensive Plan. They have been developed based on the numerous studies conducted for the plan, interviews with city officials, county planners, Fenton business owners, and Fenton residents. The issues presented in this section generally correspond to the major components of the plan which include: transportation, land use, housing, commerce, industry, community facilities, and future land use. The following definitions will section: provide a better understanding of this Issues An issue is a statement of a problem, a situation for which corrective action is recommended. Goals A goal statement identifies what is to be accomplished issue. pursuant to each Recommendations Are specific actions which should be taken to achieve goals. Also identified in the recommendations section are major resources which will be involved, time frame, and party responsible for implementation. Each project will be prioritized as either a short or long range project Short range projects are those which ideally should be completed between 1988 and 1995; and long range those to be completed between 1995 and 2001 �A. I. Transportation ISSUE: Presently Fenton does not have north-south routing through the city. GOAL: well defined Improve north-south routing through the city. RECOMMENDATIONS: A. Recognize Adelaide as the primary north-south route through Fenton. The intersections at North Street, Silver Lake Road, and North Leroy should be improved to enhance traffic flow along Adelaide. That could include changes to both intersection geometrics and signalization. Time frame: short range Implementation: City of Fenton B. Access management should be employed along North Leroy to control the number, design, and placement of driveways, thereby preserving the street's capacity as property (re)develops. Time Frame: short range Implementation: Planning Commission 2. ISSUE: The city's two industrial parks, though adjacent, lack a desired road connection. Construct a public road to connect the U.S. 23 and Fenway Industrial Parks and provide a connector route between Silver Lake Road and OWen Road. GOAL: - 94 - �RECOMMENDATIONS: A. Connect Alloy Drive within the industrial parks. The city has already acquired right-of-way for this purpose making it the most cost effective connection. This connection also permits truck traffic to enter and exit the parks in close proximity to the Owen Road/U.S. 23 interchange. Time Frame: Short Range Implementation: City of Fenton This Drive north to Fenway Drive. connection is recommended even if the Alloy connection is made because it better serves the function of an intra-city connector route. The Steel Drive connection would also include modification of the intersection with Alloy Drive to favor traffic on Steel, constructing a "signature entrance" and possibly a center turn lane along Owen Road at the entrance. B. Extend Steel Time Frame: Short to Long Range Implementation: Industrial Park Developers, and City of Fenton ISSUE: Downtown circulation is circuitous, confusing. and inefficient. GOAL. Improve the efffciency and design of the do town circulation system RECOMMENDATIONS A Connect Silver Lake Road traff c conge t1on h r Leroy ee g t h in �and associated improvements). This would require acquisition of right-of-way and the cooperation of the CSX Corporation to allow an additional crossing of the rail line. The precise alignment and design of this project would require detailed engineering studies addressing horizontal and vertical grades, design speeds through curves, the need for preemptive traffic signals electronically linked to rail crossing gates, impact on adjacent properties, and cost estimates etc. Time Frame: Long Range Implementation: B. City of Fenton, CSX Railroad Install an exclusive left turn lane along Silver Lake Road, from South Leroy Street through the intersection with North Leroy. This may require right-of-way acquisition. Time Frame: Short to Long Range Implementation: City of Fenton C. Close First Street east of North Leroy to reduce traffic conflicts and provide additional parking for the Fenton Hotel and other nearby businesses This improvement would also include increasing the radius at Main and North Leroy to allow trucks turning right onto Main from North Leroy to successfully navigate the turn. Time Frame: Short Range Implementation C ty of Fenton �-- 0 I fiw I I I I -J ,,_ - ·-- '/ / I I I ,' / ti I ,' I I I , 0 0 1- a: I I z z w w I I I I / z 1 z I :c l .::-;' " - ---- ---- 0 0 N I ~ w ..I ~ en �D. Remove the short east-west connection between Roberts and Silver Lake Road (just west of South Leroy Street) thereby forcing traffic to use the 90-degree intersection. This improvement should not be implemented until the Silver Lake/Adelaide intersection is improved. Time Frame: Long Range Implementation: City of Fenton E. Redesign the entrances to Fenton Square to reduce congestion and confusion. This recommendation includes the following actions: • The north entrance should provide separate stacking room for vehicles exiting at the intersection through installation of curbing. • The west entrance (Caroline) should be redesigned to make it more visible, parking near that access should be eliminated, the access should be extended east to the center of Fenton Square and landscaping should be provided along South Leroy Street between Silver Lake Road and the Community Center. • The southern entrance should be redesigned to promote it as an access into Fenton Square and signify South Leroy as the through route. A new sign, curbing, brick pavers, and landscaping are needed at the entrance. The project would also require some modifications to South Leroy at this location which would include smoothing out the curvature in the road by the Community Center. Time Frame: Short Range Implementation: City of Fenton, Fenton Square - 98 - �F. Vacate Walnut or Pine Streets to allow expansion of Fenton Square and its parking areas. As single family housing conditions along Walnut and Pine decline, these areas should be redeveloped as part of Fenton Square. Fenton Square is currently restricted in their efforts to create a successful business mix by a lack of room for new stores. As this redevelopment occurs there will not be a need to maintain both Walnut and Pine as public streets. Portions of these streets could be vacated and become part of Fenton Square. A final design decision regarding these streets should only be made in conjunction with a long range master plan for Fenton Square. Time Frame: Long Range to Very Long Range Implementation: City of Fenton, Fenton Square 4. ISSUE: Poor traffic operations interchange ramps. at the Owen Road/U.S. 23 GOAL: Improve interchange design and traffic controls. RECOMMENDATIONS: A. Install traffic signals at ramp terminals. This would involve approvals from the Michigan Department of Transportation (MOOT), under guidelines of the Federal Highway Administration (FHA). Time Frame: Short Range Implementation: City of Fenton, MOOT, and FHA B. Relocate ramps to current accepted standard design distance from bridge, or reconstruct bridge with lower crown and four lane cross section, to improve motorist sight distance. - 99 - �Time Frame: Long Range Implementation: City of Fenton, MOOT, and FHA 5. ISSUE: There are sight difficulties at the Torrey Road/South Long Lake intersection. The problem intensifies at night when some motorists confuse northbound U.S. 23 traffic with northbound Torrey Road. GOAL: Improve sight visibility and eliminate confusion over traffic patterns. REC01MENDATIO S: A. Lower bridge railing along Torrey Road. Time Frame: Short Range Implemen ation: City of Fenton B. Plant landscaping along the west side of Torrey Road so that motorists on South Long Lake Road can more easily distinguish vehicles on U.S. 23 from those -0n Torrey Road. Time Frame: Short Range Implementation: City of Fenton c. Consider installation of a blinking red/amber light at the intersection to alert motorists of intersection location. Time Frame: Short Range Implementation: City of Fenton - 100 - �6. ISSUE: There is a history of traffic operation problems and accidents at all rail crossings. GOAL: Improve traffic safety at all rail crossings. RECOMMENDATIONS: A. Install rail crossing gates at Adelaide. Time Frame: Leroy and possibly at Short to Long Range Implementation: City of Fenton, CSX Railroad, and MOOT 7. ISSUE: Several capacity streets are currently at or approaching GOAL: Increase roadway capacity through improvements such as widening streets and redesign of intersections. RECOMMENDATIONS: A. Widen Owen Road, from Jennings to Shiawassee, to three or four lanes, with turning lanes at major intersections as development warrants. Time Frame: Short Range Implementation: City of Fenton B. Widen Silver Lake Road, from the west city limits through the Adelaide intersection, to four lanes, with turning lanes at major intersections as development warrants. Time Frame: Widen at Remainder - Long Range Adelaide - 101 - - Short Range; �Implementation: City of Fenton and MOOT C. Widen North Road, from Leroy to Adelaide, to four lanes; and/or redesign the intersection with Adelaide to enhance north-south travel along Adelaide (including left turn lanes and possible signalization). Time Frame: Short Range Implementation: City of Fenton D. Widen Main Street, from the proposed intersection with Silver Lake Road to the east city limits, to four lanes with turn lanes at major intersections. Time Frame: Long Range Implementation: City of Fenton E. Widen Adelaide, from North Street to Shiawassee, to four lanes. Time Frame: Long Range Implementation: City of Fenton F. Cul-de-sac Round Street north of the OWen/Shiawassee intersection to reduce vehicle trips through the intersection and to reduce the potential for traffic conflicts caused by the intersection I s limited sight distance and poor design. This recommendation should only be implemented if Grant Street can be extended west to Steel Drive. This extension would provide access for the industrial uses along Grant Street through the industrial park rather than impact homes along Grant east of Round. The city should encourage the Grant Street connection to Steel Drive. - 102 - �Time Frame: Long Range Implementation: City of Fenton G. Redesign traffic control at the Leroy and Shiawassee intersection with a full traffic signal, and move stop bars for northbound traffic to the north to provide better visibility. Curb extensions should be considered to improve safety for pedestrians crossing the streets. Time Frame: Short Range Implementation: City of Fenton, MOOT H. Construct a left turn lane on Silver Lake Road at Adelaide. This could require relocating parking areas for two businesses at the corners. Time Frame: Short Range Implementation: City of Fenton, MOOT a. ISSUE: New collector streets should be planned for large undeveloped areas which may undergo development fn the near future. GOAL: Identify general alignment fer co11eetor s w111 be needed in tflte futurf! RECOMMENDAT:IONS. A f be ttie primary access 11¥er Raid df raeted away ff'! �Time Frame: Short to Long Range, should be in pace with development of the area. Implementation: City of Fenton, Private Developers B. Construction of a collector street in the city's northeast section as development occurs. This route could link Eddy Lake Road with North Lemen, connect the gap in Lemen, and thereby provide alternative routing to Leroy and Main Streets. The city could consider "precisely platting" the alignment. Time Frame: Long Range Implementation: City of Fenton, Private Developers C. Acquire Gravel Pit Road for a future collector. This road would open up land south of w. Shiawassee to the city limits for future residential development. If acquired, the road should be repaved. Time Frame: Short to Long Range Implementation: City of Fenton 9. ISSUE: There are insufficient access management guidelines contained within the zoning ordinance to help preserve roadway capacity through regulation rather than street widening. GOAL: Improve traffic operat1mns and preserve £IP£ through the development and adoption of access management guidelines �• RECOMMENDATIONS: A. • Adopt access management guidelines in the Fenton Zoning Ordinance which give specifics for driveway placement, intersections, and parking design standards etc • Time Frame: Short Range Implementation: City of Fenton, Planning Commission 10. ISSUE: There system. is not an officially adopted bicycle path GOAL: Improve routing for bicycles by establishing and adopting an official bicycle path system. RECOMMENDATIONS: A. Implementation of the city's 1984 "Bicycle Route Evaluation" study recommendations, which include construction of exclusive bike lanes or bike paths along: • Adelaide Street from North Road to South Holly Road. • North Road from North Leroy to Poplar Street. • Silver Lake Road from Adelaide to Jennings Road. • Shiawassee Street from Donaldson to Adelaide and possibly onto the library and gazebo area (extended from the previous study). • Installation of signage to designate certain streets as bicycle routes, as noted in the previous study. • bike Where possible, incorporated along the path segments could be proposed Shiawasee River - 105 - �Corridor pedestrian linkage syst:elll. ~ t other bike routes would be proviaed Whete fna,e11,~,. Time Frame: Long Range Imp1ementat 1on : City of Fenton B. Land Use 1. ISSUE: Screening techniques betweeo uses and residential areas GOAL: Provide for adequate screeni~Jlbuff•rfng: betea industrial or commerch1 11sn -t.li resident al areas RECOMffDATIOJtS: The location of an industrial or next to a resfdent al 4istr1ct in possible the general are recOlllllelded ~ ,n a1 d �Time Frame: Imp1ementation: 2. City of Fenton ISSUE: There are several cases and trends of land use conflicts or incompatibility throughout the city. GOAL: Eliminate or minimize impacts of existing land use conflicts and prevent new conflicts from occurring through sound planning and zoning. RECOMMENDATIONS: A. • • Short Range Encourage those businesses which have been identified as land use conflicts (identified in existing land use section of the plan) to use screening or other aesthetic measures to mitigate their impact on surrounding development. Time Frame: Short Range Implementation: City of Fenton, private property owners B. Encourage the relocation of Expanded Plastics and redevelopment of the site. This may involve purchase of the building, offering of tax abatement on a more suitable site, or other relocation assistance. Time Frame: Short Range Implementation: City of Fenton C. Pursue a course of action which will eventually eliminate all serious land use conflicts within the city. This would involve rezoning parcels for a more - 107 - �■ ■ • compatible use, so that such uses will not be allowed to expand, and establishing zoning requirements which restrict the expansion or reconstruction of a non-conforming use. Time Frame: Short Range Implementation: City of Fenton, Planning Commission D. Do not allow any commercial zoning or uses within the Fenway or U.S. 23 industrial parks except for small parcels fronting on Silver Lake Road at Alloy Drive. Current commercial zoning within the industrial area should be removed, which will involve a zoning amendment. This land use planning strategy is important for the following reasons: • Commercial uses are incompatible with industrial uses within an industrial park setting. The commercial uses compromise the industrial image which is important for attracting new industry and the creation of future permanent jobs in the city. • The remaining vacant land within the industrial parks is needed to satisfy the projected long range industrial land needs of Fenton. This plan projects a long term need of 150 acres. Presently, there are only 140 buildable acres remaining in the industrial parks. P ~ Industrial uses will generate considerably less traffic in the area, thus reducing traffic congestion impact on Silver Lake and Owen Roads. Aesthetically. industrial uses will be less offensive than the commercial activities. Commercial uses depend to a large extent on extensive signage to attract Cl1stomers. - 108 - �• The industrial area, located adjacent to U.S. 23 freeway (between three interchanges) is an ideal location for potential industrial development. Improved sites, ready access to the freeway system and excellent visibility are only a few of the assets of this location. • Some of the concerns with the development of commercial uses in this area include the eventual conflict of commercial and industrial traffic, the poor access to the commercial uses along Alloy and the mixing of commercial and industrial uses which creates considerable congestion for both uses. • The city has ample commercial areas available for development. Therefore, infringing on the prime industrial area of the city is not warranted. Time Frame: Short Range Implementation: City of Fenton, Planning Commission E. Do not allow further encroachment of commercial uses into the residential strip along Silver Lake Road between Adelaide and Ponchartrain. This can be acco~plished through appropriate master planning and zoning. Time Frame: Short Range Implementation: City of Fenton, Planning Commission F. The intrusion of commercial uses into the residential area along North Leroy just north of the CBD should be contained and not be allowed to connect to the commercial district further north. This can be accomplished through appropriate master planning and zoning. - 109 - �Time Frame: Short Range Implementation: City of Fenton. Planning O)atal s 3. ISSUE: North Leroy has a negatiye streetse1pe tmaeter GOAL: Make improvements and set standards wftfcll i1 the character alon9 North Lerqy end other tho~oughfares fn the ~fty RECOMMENDATIONS: A. Create strict zoning requirements for d parking •nd. b~11d 19) sf...,,.p a.I Landscaping rec\fu reme and interior landscap n1 Time Frame: Short Range B �■ ■ Time Frame: Short to Long Range Implementation: City of Fenton, private property owners C. 1. Natural Features ISSUE: Adverse development sensitive areas. impacts on environmentally GOAL: Maximize the preservation of unique and valuable natural resources from the impacts of development. RECOMMENDATIONS: A. Through zoning and flood plain ordinances restrict and manage development within the shoreline conservation district and other flood plain and wetland areas throughout the city. 8. Use the natural features information in this plan during site plan review. Knowing if there are environmentally sensitive areas within a site being reviewed will allow the planning commission to evaluate whether the proposed plan maximizes preservation of natural features. C. Encourage the planned unit development concept in areas so designated on the general development plan (Figure 15). This will give the planning commission increased control in ensuring environmental preservation. D. Enforce compliance with the Goemare-Anderson Wetland Protection Act (Act 203, 1979). E. Initiate a street tree management program. The focus of this program would be tree regeneration. This action will prevent a particular block(s) from being clearcut due to all trees reaching mature age at the same time. - 111 - �F. Consider purchasing environmentally sensitive areas for future passive park lands. G. Acquire or obtain easement rights for a trail system along the entire length of the Shiawassee River and Mill Pond Time Frame: A through G, Short to Long Range Implementation: City of Fenton D. 1. Housing ISSUE: Balancing the mix of multiple and housing. single family GOAL: Allow a mixture of both housing types, but retain a strong single family orientation. RECOMMENDATIONS: A. Fenton should not establish a ratio standard to achieve a proper balance between multiple and single family development, but rather should manage multiple family development through the allocation of land at appropriate sites. This is accomplished through planning and zoning. Time Frame: Short Range 2. Implementation: City of Fenton, Planning Comissfon ISSUE: Conversion of large single family homes into mult ple family units. Pennft the conversion of single family homes on a 11m ted bass with strict controls GOAL. - 112 • �RECOMMENDATIONS: A. Conversions should only be permitted under a special use permit process. Standards should be set up which would have to be met before the conversion would be approved; for example the number of units could be limited to 2 or 3 units per home, a minimum unit size could be established, on-site screened parking could be required, or converted units could be limited to no more than 20 percent of the homes on a block. The city may want to consider conversions only within the urban core residential district. B. The city should consider the implementation of a rental property maintenance code. This code would set interior and exterior maintenance standards which would have to be met by all rental properties. Inspectinns could be conducted on a annual or bi-annual basis. Time Frame: For A and B, Short Range Implementation: City of Fenton, Planning Commission 3. ISSUE: Historic Preservation for Housing GOAL: Encourage the establishment of historic districts and the preservation of individual historic homes as appropriate. RECOMMENDATIONS: A Any housing rehabilitation effor ho d priority on h storic heme A pro ty placed on historic res r pub c improvements - 11 �Time Frame: Ongoing Implementation: City of Fenton 4. Housing opportunities for low/moderate income ISSUE: families. GOAL: Continue to provide and improve housing opportunities for low/moderate income families and individuals. RECOMMENDATIONS: A. Provide housing in a variety of types and sizes. B. Focus housing and infrastructure rehabilitation efforts in low/moderate income areas as identified in Figure 13. Time Frame: For A and B, Short to Long Range Implementation: City of Fenton, Planning Commission, and Genesee County E. Commercial 1. ISSUE: The Fenton Square Mall is poorly designed and lacks a cohesive image. GOAL: Improve the image, design, cohesiveness, and vitality of Fenton Square. RECOMMENDATIONS: A. A mater plan should be pr pared to guide the future development of Fenton Square This plan should e alua e and make recommendation n the 1 architecture, landscaping, on-site c rculat1on sfgnage entry treatments unification of mall stores, and marketing strategy 114 - �Time Frame: Short Range Implementation: City of Fenton, Fenton Square Businesses B. Fenton Square should be expanded to Pine Street on the east and to the Mill Pond on the south. The north side of the Mill Pond should be developed commercially from the Fire Station to East Street. A walkway should also be built along the Mill Pond. This improvement would require the demolition of several structures. Time Frame: Long to very long range Implementation: City of Fenton F. Industrial Many of the improvements needed to improve the city's industrial parks are transportation related and are addressed under transportation recommendations. 1. ISSUE: Zoning Requirements for the Industrial Park district. GOAL: Establish zoning requirements which will provide a foundation for quality industrial development and address the aesthetics of the development as viewed from the U.S. 23 freeway. RECOMMENDATIONS: A. Minimum lot size within the industrial park district should be 3 acres. B. A setback of at least 100 feet should be ru1ntafned along the 23 freeway. - 115 - �c. Loading areas should be designed o~ s u.s. 23 to the maximum extent possible C can ~e achieved through Jon ng ord1M.R¢e • • • ~ T1ine Frame. Short Range lntplementat1on. City of Fentea. Pl•~n1~g Clnlrin G. 1. Comunfty Faci11tfes ISSUE: There 1s cur~ent1y ~o for1111 Fenton. RECOMMENDATIONS. A. Make side1111ks eligible o fuNltd sewer c•p tal tmp ,,_,.,,. f1:md Time Fr1111. S rM9h Ute �city to have their vehicle maintenance garage for higher cost. performed at a private Time Frame: Long Range Implementation: City of Fenton. Fenton Area School District. - 117 �XIV. IMPLEMENTATION Major steps to be taken in implementing the C1tyi of Fent-l)ft Plan include the following: • • • • 0.,NIIMiffa Establish priorities for transportation ud beautlf1cattat (Incorporate into Capital Improvement Pregram). Begin revision of zoning ordinance and map. Assessment of funding sources. Action strategies for specific areas fdentfffed in plam. - Master Plan for Fenton Square - Detailed intersection studies/preliminary engineering - Engineering/design for road improvements - Revise and implement bicycle plan. - Burying utility lines. - Street tree management program. - Land acquisition for park lands. pl'1ld'81~~ �XV. RECREATION We recommend that the 1987 City of Fenton Recreation Master Plan be recreation component of the city's comprehensive plan. The recreation p M has been prepared to meet the Michigan Department of Natura!~-~ guidelines and makes the city eligible to apply fo~ state •IKI fide grants. �• • XVI. BIBLIOGRAPHY The following resources were used in the preparation of the City of Fenton Comprehensive Plan. Census Data, U.S. Department of Convnerce, Bureau of the Census. 1950 to 1980. Population, Income, and Household Projections, National Corporation, Ithaca, New York, March 1988. Planning Data Population Projections, Michigan Department of Management and Budget, Office of Revenue and Tax Analysis, March, 1985. Population Projections, Genesee-Lapeer-Shiawassee Region V Planning and Development Commission, Flint, Michigan 1986. Population Projections, Southeast Michigan Council of Governments, Region 1, "Small Area Forecast," Detroit, Hichigan. Population Projections, The WBDC Group, Grand Rapids, Michigan, 1988. Civilian Labor Force and Employment Estimates for &eauee and Shia:w.ss" Counties, 1980 and 1987, Michigan Employme11t Security Colllltssion. Bureau of Research and Statistics - F~eld Analysts Ul.li Michigan. News Repo~t Flint-Genesee Mi¢hig,ae 1 May 1 1:9&7. �Existing Land Use and Housing CGnditions F1e1d Sll.lrvey (Ottolle WBDC Group, Grand Rapids, Michigan. 1975 Fenton Master P-lan for Land Use, City of Fenton Pl•n and V11ican Leman and Associates, Fenton, Michigan. Fenton Wetlands Map, prepared by the National Wetl.-Js IMerd~~. Department of the Interior. Fish a11d VHcfltfe- S.rvtce, Wash "·»~"!:., 1978. Soil Survey, Genesee County, Michigan, U.S. Department ef Agf'icult Conservation Service in cooperation with the Mitbip~ Agr eut Experiment Station, Genesee, Michigan--,. 1N7. dt.!CIM• a ,- ..~ 1972. Flood Insurance Rate Map for City ef FentN- Nation Program, Federal Emergency Management AfeKY · Photography of City of Fentcm risg) e.t:esn Pl ann1 ng Conwlrl ss ion , Flint , Mi ch Pit• Aer1a1 llopk Demog lph �The Blinton Plan (Draft June Watertown, Massachusetts. 21, 1988), Sasaki & Associates Inc., 1988 City of Fenton Capital Improvement Program, City of Fenton, Fenton, Michigan. Urban Planning and Design Criteria (Third Edition), OeChiara and Koppelman, Van Nostrand Reinhold Company Inc., New York 1982. City of Fenton Water System Study. Spicer Engineering, 1981. City of Fenton Bicycle Route Evaluation, 1984. 1987 City of Fenton Michigan. Recreation Saginaw, Michigan, City of Fenton, Fenton, Michigan, Master Plan, City of Fenton, Fenton, Traffic Counts by Intersection (Counts taken on 12-17-87 and 12-18-87, counts taken for one half hour and expanded to reflect one hour volumes): Leroy at Main/First Silver Lake at Roberts South Leroy at Silver Lake North Leroy at Silver Lake South Leroy at Shiawassee North Leroy at North North Adelaide at North East Caroline at Walnut South Adelaide at Shiawassee North Adelaide at Silver Lake - 122 - �Persona Interviews: Edward B. Koryzno Jr., City Manager, City of Fenton. Michael Cain, Administrative Assistant, City of Fenton. Leslie P. Bland, Director of Public Works, City of Fenton. Gerald Cattaneo, Police Chief, City of Fenton. Bruce Dorland, Fire Chief, City of Fenton. Ann Black, Executive Director, Fenton Area Chamber of Commerce. Kathryn Cain, Director, Fenton Community Center. Esther Alderman, Financial Administrative Assistant, Fenton Area Schools. Bob Chenowith, Developer of Fenway Plaza and co-chairman of the Fenton Growth Resources Committee. Jerry Mansour, Mansour Developments, Flint, Michigan. John Mansour, J.M. Developments, Fenton, Michigan. Jim Pushman, Pushman Manufacturing, Fenton, Michigan. Jim Dmoch, Ideal Pharmacy in Fenton Square, Fenton, Michigan. Lynn McClure, Dancers Store in Fenton Square, Fenton, Michigan. Philip G. Stair, Genesee County Metropolitan Planning C01111tissfon, Economic Development Division, Flint, Michigan. Timothy Leonard, Principal Planner, Genesee County Metropolitan Planning Commission, Flint, Michigan. - 123 - �Tom Goergen, Planner, Genesee County Metropolitan Planning Commission, Flint, Michigan. Jul ·e A. Hinterman, Community Development Development Program, Genesee County Corn~ission, Flint, Michigan. Specialist, Conmunity Metropolitan Planning Anthony Schifano, Executive Director, Flint-Genesee Corporation, Flint, Michigan. Public Meetings on Master Plan: October 8, 1987 January 21, 1988 February 18, 1988 March 31, 1988 May 5, 1988 June 16, 1988 September 15, 1988 November 3, 1988 (Public Hearing) December 15, 1988 - 124 - � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Fenton_Comprehensive-Plan_1989 Creator An entity primarily responsible for making the resource City of Fenton Planning Commission, City of Fenton, Genesee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1989-02 Title A name given to the resource City of Fenton, Michigan Comprehensive Plan 1989 Description An account of the resource The City of Fenton, Michigan Comprehensive Plan 1989 was prepared by the City of Fenton Planning Commission with assistance from The WBDC Group in February 1989. Contributor An entity responsible for making contributions to the resource The WBDC Group (consultant) Subject The topic of the resource Comprehensive plan publications Fenton (Mich.) Genesee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ede598b49b2ced6432ca61cddc31c866.pdf 871fd7c9f420adc211fdd7fce64ced8a PDF Text Text CITY OF GAYLORD 1990-1995 RECREATION PLAN Adopted: June 14, 1990 GAYL0RD the Alpine Village CITY COUNCIL: CITY PLANNING COMMISSION: Ernest Grocock, Mayor William Tholl, Mayor Pro-Tern Patrick Mankowski Luke Noss Eugene Niedzwiecki Tom Nelson Scott Dunn Sandra (Toni) Brown, Chairperson Gerald Campbell Norm Brecheisen Kellie Galer Leona (Sam) Titus Maude Gilmore Douglas Squires Steve Swan Terra Deming �City of Gaylord PHO:\E (5 Ii) 732-4060 F:\X (517) 732-8266 225 WEST \IA!:\ STREET GAYLORD. \1ICHIGAN 49735 ~ aAYL0ftD 1hl' Alpu:e V,lla~., June 13, 1990 Mr. Philip Wells Department of Natural Resources Stevens T. Mason Building P.O. Box 30028 Lansing, Michigan 48909 Dear Mr. Wells: I hereby certify that the following resolution was passed at the City Council Meeting of Monday, June 11, 1990: Moved by Nelson, supported by Dunn to adopt the revised City of Gaylord 1990/1995 Recreation Plan as presented. Ayes: Grocock, Nelson, Dunn, Noss and Thall. Nays: None. Motion carried. Thank you. Sincerely, /llmo__) ~~ Rebecca Curtis City Clerk �STATE OF MICHIGAN IZ NATURAL RESOURCl:'.S COMMISSION THOMAS J . ANDERSON MARLENE J . FLUHARTY GORDON E. GUYER KERRY KAMMER ELLWOOD A. MATTSON 0 . STEWART MYERS RAYMOND POUPORE JAMES J. BLANCHARD. Governor BEPARTMENT OF NATURAL RESOURCES STEVENS T. MASON BUILDING P.O. BOX 30028 LANSING. Ml 48909 DAVID F. HALES. Director July 12, 1990 Mr. Dave Siegel, City Manager City of Gaylord 225 W. Main Gaylord, Michigan 49735 Dear Mr. Siegel: SUBJECT: City of Gaylord Recreation Plan The community recreation plan referenced above has been approved by this Division. City of Gaylord is now eligible to participate in our grant programs through December 31, 1995. We ask that you provide copies of the final plan to the Community's elected and appointed officials and make copies available to the public. All projects for which grant assistance is sought must be listed and justified in the plan. The community may amend the plan as needed. All amendments must be accompanied by evidence of approval by the community's governing body. Amendments must be in the form of either (1) a complete revised document, with a cover letter describing the changes; or (2) substitute or additional pages, with clear indication as to where they are to be inserted in the plan (the second option applies only if the plan on file here is suitably bound). Plan revisions will not extend the eligibility period stated above unless all plan content is updated and the community requests extended eligibility. If you have any questions on this, please contact me. Sincerely, ~ jA£~ -~ ~ ~ i -~:[{., Mgr. , Recreation Planning Recreation Services Branch Recreation Division 517-335-3038 PW:mlf cc: Mr. Eric Antisdale, MDNR R1026 3/89 �TABLE OF CONTENTS Page I. INTRODUCTION 4 CULTURAL AND PHYSICAL DESCRIPTION OF OTSEGO COUNTY 5 Transportation and Regional Location . . · ~ . . Natural Resources . • . . . . . . . . . . . Water Resources . . . . . . . . Environmental Conditions. . . . . .. Land Use . . . . . . . . . . . . . . . . . . Population . . . . . . . . . . . . . . . . Economic Activity • • . . . . . . . . Utilities . . . . . . . . . . . . . . . . II. III. IV. v. VI. 6 7 15 19 23 26 . . . . . . . . . . . . . . . . 28 . . . . . . . . . . . . . . . . . . . . 40 . . . . . . . . . . . . . . . . 43 . . . . . . . . . . . . . . . . . . . 44 RECREATIONAL INVENTORY ADMINISTRATION 5 5 DEFICIENCIES AND NEEDS LONG RANGE GOALS SHORT TERM OBJECTIVES . . ..... 2 . . . . . . . . . 45 �LIST OF TABLES Page Table# . . . . . . 1 AGRICULTURE 1964-1982 • • • . 2 POPULATION BY CIVIL DIVISION, OTSEGO CO., MICHIGAN 1970-1988 . . • . . . • . . . . . . . . . 19 POPULATION BY AGE GROUP, OTSEGO CO., MICHIGAN 1970-1980. • •.......... 20 3A POPULATION BY AGE GROUP, CITY OF GAYLORD, MI 22 4 POPULATION PROJECTIONS, OTSEGO CO. 3 17 . . . . . . 22 LIST OF FIGURES Figure# 1 GENERALIZED SOILS MAP. 2 LAND USE MAP 3 PLANNING PROCESS AND ADMINISTRATIVE STRUCTURE. 4 ASPEN PARK NATURE AREA 5 DOUMAS PARK. 6 FREEL PARK 7 HALE PARK 8 CITY OF GAYLORD AND J:T'S PARKS 7a . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 16a 41a 45a 46a 47a 47b 44a �INTRODUCTION The preparation of this 1990 Parks and Recreation Plan has been a continuous process since 1985 when the City Council and Planning Commission was studying the recreation needs of the community. The purchase of Aspen Park, a quiet nature area, with City Funds is a testimony to the dedication of improving recreation needs for City, County and visitors alike. ' Specifically this plan was formulated by the City Staff under the guidelines set forth by the City Planning Commission. One of the criteria for this plan was to integrate with Otsego County's Recreation Planning. The staff received help from numerous sources including, but not limited to the following: Citizens of Gaylord City Council Gaylord Community Schools Michigan Employment Security Commission Northeast Michigan Council of Governments Otsego County Parks and Recreation Department Otsego County Soil Conservation District The Planning Commission held a series of meetings with the above mentioned agencies and the public was invited for input. In some instances particular individuals were specifically invited to work with both the Planning Commission and City Staff. The City of Gaylord is the only incorporated City in Otsego County therefore, great effort was taken to include the Gaylord Community Schools and Otsego County. In some instances City facilities are utilized by the school and the County. Therefore, the Planning Commission took great pains to receive input from these two groups. The 1990 Recreation Plan formally establishes a set of goals to further enhance the recreational opportunities for all citizens living or visiting the Gaylord area. The City Council and Planning Commission realize this Recreation Plan is the first step to allow the realization of the full potential of our park systems. For the City of Gaylord to accomplish the stated goals and objectives of this plan, cooperation with many local, State and Federal agencies is necessary. With the initiative set forth by the City Council and Planning Commission reaching the stated goals of this plan will become a reality because of the continued efforts to cooperate with other governmental agencies for the benefits of all citizens. 4 �I. CULTURAL AND PHYSICAL DESCRIPTION OF THE CITY OF GAYLORD AND OTSEGO COUNTY TRANSPORTATION AND REGIONAL LOCATION The City of Gaylord has the advantage of being centrally located in northern Michigan. It is serviced by Interstate 75, which as of this writing, {March 1, 1990) is the only four lane interstate freeway system in northern Michigan. The freeway provides convenient access for travel to and from populated areas of southcentral and southeastern Michigan. The freeway has much impact on the economic livelihood of the City and County, providing convenient access for tourists downstate. The major east-west route serving Gaylord and Otsego County is M-32. This route connects Gaylord with Alpena, the largest city of northeast Michigan, a distance of 72 miles. To the west, M-32 indirectly provides access to Traverse City, Charlevoix and Petoskey. The Gaylord Industrial Park Airport, located one mile southwest of downtown Gaylord, provides both private and charter service. Charter service is provided by one company. The air field is capable of accommodating a 727. It is a Class A airport, has a full-time manager and is open seven days a week. The City of Gaylord and Otsego County are serviced by the Detroit and Mackinaw Railway. There is one main line running north-south through the city and county in close proximity to I-75. No passenger service is available on this line. NATURAL RESOURCES The most important natural resources of the area in terms of providing a foundation for recreational activities are the abundance of trees, clean air, clean water and wild game. Each of these also provides an important economic base for the area. Tourists, primarily from southern Michigan are attracted to Gaylord because of the recreational amenities available. Many jobs in Gaylord and Otsego County are highly dependent on the tourist dollar. Also, the abundance of trees supports a healthy lumber and wood products industry. Georgia-Pacific, located in Gaylord, employs approximately 275 people and produces wood products. 5 �Water Resources The City of Gaylord has very minimal surface water resources. There are no lakes or streams in the City of Gaylord. Scott's pond, located partially in the City's Aspen Park, is the only surface water. This pond consisting of a few acres is home to two beaver families and a source of drinking water for native animals in the area. The City is blessed however, with abundant drinking water. The City recently built a $7.2 million dollar wastewater treatment facility to help protect this valuable natural resource. The problem of pollution of our natural resources was the driving force that led to the new facility being built in 1986. The urbanization trend and increase in population necessitates the proper removal and disposal of domestic and industrial wastes to avoid any possibility of contamination to the City's water supply and resulting hazards to the Community's health. 6 �Environmental Conditions a. Soils & Subsurface Conditions Soils in the Plan of Study Area (City of Gaylord) are a result of a large intermorainal outwash plain exhibiting deep granular soils with high permeability and little evidence of surfa~e drainage features. The predominant soil series within the study Area are of the Rubicon-Grayling Association, the Kalkaska-East Lake-Mancelona Association, or the Leelanau-Emmet-Kalkaska Association. The U. s. Department of Agriculture system of classification describes these associations as follows: RUBICON-GRAYLING ASSOCIATION These are nearly level to gently sloping, well drained, sandy soils. Areas of these soils are popularly designated as Jackpine plains. They have low natural fertility, low moisture holding capacity, and rapid permeability. KALKASKA-EAST LAKE-MANCELONA ASSOCIATION These are nearly level to gently sloping, well drained sandy and gravelly soils of the hardwood plains. These soils are slightly more fertile and hold slightly greater amounts of moisture than those in the Rubicon-Grayling Association. LEELANAU-EMMET-KALKASKA ASSOCIATION These are sloping to steep, well drained sandy and loamy soils on complex rolling areas and hills. They range from medium to moderately low or low in natural fertility and moisture holding capacity. Permeability ranges from moderate to rapid. Underlying the surface soils of the area is a very thick stratem of sand with a few isolated clay lenses which are typically less than five feet thick. The bedrock is located at a depth of more than 600 feet. Figure 6 shows the generalized soils for the Study Area. 7 �. - _, ~ r ·i I f. I ,r ,. l r t l • l "Ultt... I I l4 I 1...-. I ~ -~- l I I I I I ~ I! · -umn I ·I , :I ~ 'I • IiI I I I __ ..JI Cl I H I ¢. ..$iiii.!! . - --·-- L . . . . . . 0A-J.A- IC ·rI ·-= ,..... ___ 0 KALKASKA ~ RUBICON EAST LAKE MANCELONA GENE~ALIZED SOILS GRAYLING an LEELANAU • . EMMEI mJ CARBONDALE • TAWAS KALKASKA FIGURE 1 ROSCOMMON SOURCE: U.S. :tPARTM::NT 7a OF lG"ICV...r:q~ o.::s �b. Hydrology & Topography The Plan of Stuoy Area lies primarily within the drainage basin of the Sturgeon River. The headwaters of the Sturgeon River is located to the northeast of the City of Gaylord and flows in a northerly direction where it flows into Burt and Mullett lakes. Drainage out of these lakes is to the north down the Cheboygan River to Lake Huron. A small portion in the southern part of the Study Area drains into Otsego Lake and then to Lake Huron through the AuSable watershed. The topography of the Plan of Study Area displays natural slopes generally less than 1.5 percent. This relatively flat terrain is evident throughout most of the Plan of Study Area except in the northeasterly portion where gullies can be found. These gullies are tributaries to the Sturgeon River. c. Climate Otsego County's climate is classified as temperate-humid-continental. Day to day weather is characterized by constantly changing weather patterns. The county seldom experiences prolonged periods of excessively hot weather or of extremely cold weather. The prevailing winds are predominantly westerly. The average length of the freeze-free period, the number of days between the average date of the last spring freeze (32o F.) and the average date of the first fall freeze (32o F.) is 116 days. The average annual snowfall is 136.2 inches. Area lies within the "Lake Snowbelt". The Plan of Study The maximum one hour rainfall expected to occur in the county at fifty year intervals is about 2 to 2.2 inches, the maximum estimated fifty year, twenty-four hour rainfall is about 4 to 4.5 inches. 8 �Inventory of Lakes in Otsego County , There are a total of 336 lakes/ponds in the County according to a Michigan Lake Inventory Bulletin done by the Department of Resource Development at Michigan State University. Twenty-six of these lakes are 50 or more acres in size. The largest is Otsego Lake covering approximately 1,972 acres or 3.08 square miles. Names of Lake. Location & Area Description of Lake .. Bear (Big) Lake Panfishing; 100% mineral shoreline; maximum depth 30 feet; public access Sec. 1, 2, of T29, 30N, RlW, 435 acres Bear (Little) Lake Private development around most of lake 100% mineral shoreline; maximum depth 35 feet Sec. 2, T29, 30N, RlW, 127 acres Douglas Lake Panfishing; 100% mineral shoreline Sec. 9, T29N, RlW, 94 acres Crapo Lake Maximum depth Sec. 30, T29N, RlW, 92 acres 3 feet; panfishing; 60% mineral shoreline, 40% organic Bass Lake Panfishing, trout fishing; maximum depth 20 feet; 90% mineral shoreline; 10% organic Sec. 1, 2, 11, T29N, R2W 70 acres 9 �Turtle Lake Undeveloped natural lake; 20% mineral shoreline, 80% organic Sec. 4, 33, T2~, JON, R2W 164 acres Emerald Lake Panfish, pike; maximum depth 35 feet; 75% mineral shoreline; 25% organic Sec. 1, 6, T29N, R2,3W 53 acres Opal Lake Public access; panfish, pike; 100% mineral shoreline; maximum depth 42 feet Sec. 1, 12, T29N, R3W 122 acres Otsego Lake Public access sites including beachfront; much of shoreline is privately owned; panfish, pike, muskies; 90% mineral shoreline; 10% organic T29,30N, R3W 1972 acres, 3.08 sq. miles Chub Lake Panfish, pike, trout; maximum depth 74 feet; 75% mineral shoreline, 25% organic Sec. 14, 23, T29N, R3W 75 acres Heart Lake Residential developed lake; 100% mineral shoreline. Public access. Sec. 20, T29N, R3W 65 acres 10 �Barefoot Lake Sec. 29, 32, T29N R3W, 225 acres • Public access; prankish; pike; 100% mineral shoreline Lynn Lake Sec. 23, 24, 25, 26 T29N RAW, 52 acres Undeveloped natural lake; panicking; 10% mineral shoreline, 90% organic Big Lake Sec. 7, 8, T30N, RAW 126 acres Public access; prankish, pike; 90% mineral, 10% organic; maximum depth 81 feet Dixon Lake Sec. 14, T30N, R3W 78 acres Public access; panfish, pike; maximum depth 30 feet; 100% mineral shoreline Perch Lake Sec. 30, T30N, R3W 65 acres Much of shoreline privately developed; panfish; 100% organic shoreline; maximum depth 26 feet Thomas Lake Sec. 23, T30N, R4W 53 acres Undeveloped natural lake; panfish, pike; 100% mineral shoreline Lake Manuka Sec. 25, 35, 36, T30N R4W, 163 acres Public access; panfishing; maximum depth 27 feet 100% mineral shoreline 11 �Buhl Lake Sec. 32, T30N, R4W 95 acres " Undeveloped natural lake with 100% mineral shoreline South Five Lakes Sec. 2 9 , 3 O , 31 , 3 2 T31N, R3W, 50 acres Undeveloped natural lake Lake Five Sec. 29, 30, T31N, R3W 64 acres Undeveloped natural lake Porcupine Lake Sec. 13, 23, 24, T31N R4W, 61 acres Panfishing; 100% mineral shoreline; maximum depth 23 feet Lake Twenty-seven Sec. 27, T31N, R4W 120 acres Some private development around lake; 100% mineral shoreline Guthrie Lake Sec. 36, T29N, R3W 115 acres Private development 100% mineral shoreline Lake Horicon Sec. 1, 2, 11, 12, T29N R4W, 63 acres Undeveloped natural lake with 100% mineral shoreline Lake Tecon Sec. 2, 11, 14, T29N, R4W 270 acres Some private development on west side of lake; panfishing; 100% mineral shoreline; maximum depth 3 feet 12 �Minerals Mineral Resources in the county have also contributed to the economy. Otsego county, in 1989, was one of the leading county in the state in terms of oil production. It is estimated that 400 people are employed in the drilling, exploration and production of gas and oil. Nearly six million barrels of oil were produced in the county in 1983. Also, in that year, over 12 million cubic feet of natural gas was produced, making Otsego County the 4th leading gas producing county in the state. Hydrology Otsego County has a total of 6,682 acres ot surface water in the form of 116 lakes. The county also has 140 miles of trout streams. Fishing is very popular for trout on most streams, with several lakes also having trout populations. The warmer lakes normally have bluegill, bass, perch and pike. Tiger musky have also been stocked in several lakes and are reaching trophy size. A complete inventory of county lakes and streams is on a preceding page. Groundwater supplies in the county are very productive in the predominant gravels and unconsolidated sands of the glacial drift. The groundwater aquifers are recharged by precipitation which is readily absorbed by the permable soils. Individual wells near the lakes and streams are usually quite shallow due to the existing high water table. Wells located on high moraines may be in excess of 250 feet. Wells in the county of 6 inch in diameter or more will yield from 10-500 gallons per minute. The county consists basically of two watersheds, one being the Cheboygan watershed draining northerly and consisting of the Sturgeon, Pigeon and Black Rivers. The southern part of the county drains south into the AuSable watershed. Soil Classification The soils breakdown presented in Figure 5 was obtained from information made available by the Soil Conservation Service. The following notes applying to the individual soil types listed on the map, are taken from the pamphlet "Interpretations of the General Soils Map of Otsego County, Michigan". Soil Association 1: Rubicon-Grayling-Kalkaska These are nearly level to undulating, well drained sandy soils, popularly designated as jack pine plains. They have low natural fertility, low moisture holding capacity and rapid permeability (dominant slope 0-6%). 13 �Soil Association 2: Kalkaska-East Lake-Mancelona These are . nearly level to undulating, well drained sandy and gravelly soils of the hardwood plains. These soils are slightly more fertile and hold slightly greater amounts of moisture than those listed in Association 1 (dominant slope 0-6%). Soil Association 3: Coventry-Karlin These are nearly level to undulating, well drained sandy and loamy soils occupying high plateau-like areas in the uplands. They have medium to moderately low fertility and moisture holding capacity with permeability ranging from moderate to rapid (dominant slope 0-6%). Soil Association 4: Rubicon-Graycalm-Montcalm These are undulating to rolling well drained sandy soils on uplands, including dry valleys, benches, plateau-like areas and many small lakes. These soils have moderately low to low natural fertility and moisture holding capacity and rapid permeability (dominant slopes 2-12% and 6-25%). Soil Association 5: Kalkaska-Blue Lake-Rubicon These are dominantly sloping to steep, well drained sandy soils. Most areas consist of a network of ridges enclosing dry valleys with steep escarpment-like sides. The soils are low in natural fertility and moisture holding capacity with rapid permeability (dominant slopes 2-12% and 6-25%). Soil Association 6: Emmet-Leelanau These are gently sloping to sloping, well drained sandy and loamy soils on the undulating to rolling uplands. Major soils in this association have medium to moderately low natural fertility and moisture holding capacity with moderate to moderately rapid permeability (dominant slope 2-12%). Soil Association 7: Leelanau-Emmet-Kalkaska-Mancelona These are sloping to steep, well drained sandy and loamy soils on complex rolling acres and hills. They range from medium to moderately low or low in natural fertility and moisture holding capacity with moderate to rapid fertility (dominant slopes 2-12% and 6-25%). Soil Association 8: Nester-Kawkawlin-Iosco These are nearly level to gently sloping, well drained to somewhat poorly drained loamy soils of the till plain, including random small wet spots and swales. Major soils in this association have moderately high natural fertility and moisture 14 �holding capacity with moderately slow permeability (dominant slope 0-6%). Soil Association 9: Ubly-Nester-Menominee These are gently sloping to rolling, well drained sandy and loamy soils on uplands, including random small muck-filled depressions. Major soils in this association have medium to moderately high natural fertility and moisture holding capacity. Permeability ranges from moderately rapid to moderately slow (dominant slope 2-18%). Soil Association 10: Carbondale-Tawas-Roscommon. This association consists of poorly drained sandy soils and mucks occurring mainly in stream channels and swamps. they have low natural fertility with moderately rapid to rapid permeability. Moisture holding capacity is high in the organic soils and low in the sandy mineral soils (dominant slope 0-2%). LAND USE Otsego County has 334,272 acres or 527 square miles of land area. Of this, 91,101 acres (142.3 sq. miles) or 27.25 percent of the land in the county is owned by the Michigan Department of Natural Resources. The land use analysis presented here explores the county's physical character. This information is important since land and water resources play such a vital role in establishing the character of the county and in providing opportunities for recreational activities. Total land uses were tabulated by Michigan State University in their publication "County and Regional Facts" (1979). These figures show that the land use for Otsego County is: Total Area: Inland Water: Land Surface 344,172 acres 6,784 acres 337,388 acres Forested: Agriculture: Transportation: Recreation: Urban: Other: 251,000 45,904 9,120 489 1,261 29,614 acres acres acres acres acres acres ( 74.4%) ( 13.6%) ( 2.7%) ( 0.1%) ( 0.4%) ( 8.8%) TOTAL: 337,388 acres (100.0%) 15 �A general synopsis of land use in Otsego County includes the following (See Land Use Map on following page): Forest land makes up the bulk of the county's land use (approximately 75%). Over one-third of the forest land in the county is state owned with the remainder in private hands. Agricultural land is composed primarily of small to medium sized farms (under 500 acres) producing hay, potatoes or corn. The amount of land devoted to agriculture has decreased by nearly one-third since 1964. Residential land is concentrated in the City of Gaylord, portions of the surrounding townships, along the major lake shores, and in the smaller villages of the county. Nearly 85% of all residential structures in the county are single family units. Mobile homes account for approximately one out of every nine residential structures in the county. There are over 20,000 subdivided parcels in the county. Currently, 2,500 of these parcels are developed. Another 2,900 were platted before the existing building codes took effect and are unsuitable for development. This leaves over 14,000 legally subdivided parcels available for development throughout the county. There are also nearly 1,000 ten acre parcels throughout the county, many of which are currently undeveloped and could be available for future residential use. Commercial facilities within the county fall into three categories based on the markets they serve. 1. Travel services along I-75 and Old 27 for those passing through or visiting the area. 2. County-wide specialized services provided in the City of Gaylord for all residents of the area as well as travelers and vacationers. 3. Convenience facilities located in or near villages throughout the county. These serve the more rural year-round and seasonal residents plus the visitors or travelers and provide general goods and services. Industrial activity in the county is related to either manufacturing (primarily durable goods) or resource extraction. Manufacturing operations are located at the southern edge of Gaylord and in or near Vanderbilt with major products including construction materials, auto components and copper tubing. Resource extraction includes several gravel pits located throughout the county as well as oil and gas drilling and processing sites. The county's location along the Niagaran Reef 16 �• 1 • I H I I :.-.,, 5 --·-- L -D•- IC LAND USE MAP ll NlUSTRIAl. EXTilACTI'IIE -AGR!CULn.RAL ~ PUB.JC FOMST . "'R'!IVATI FOREST :~ Pl.A TTI:O SUSIJVISIONS ~::lECREATICJ,IAl. PUBLIC FAQUT'r g 16a FIGURE 2 �has meant increased oil and gas drilling in recent years which has led to the construction of several pipelines and gas sweetening plants in the county. Recent emphasis has shifted to Antrim exploration and processing period. Recreation activity is an important element in both Otsego County's general character and its economy. Public recreation lands include extensive state forest holdings, as well as the State Park and County park located along Otsego Lake. These are general recreation facilities providing sites for a wide range of individual or group outdoor activities. The City and county also have a wide range of privately owned recreation sites for more specific activities (skiing, golf, etc.) and offers extensive opportunities for recreation on privately owned undeveloped property (hunting, snowmobiling, hiking, etc.). The lakes and rivers of the area are another important part of the county's character and provide many opportunities for recreation activity. Lake and riverfront property has become valuable for both its residential as well as recreational potential. The City and county's connection with I-75 has helped to make it an excellent location for commercial, recreation and industrial activities. East-west connections to other portions of the state are somewhat inadequate and could be improved. The county has adequate freight service, but is lacking passenger service by rail. Daily passanger air service has been initiated in the spring of 1990. Agriculture and Forestry Agriculture and forestry combined to make up 88% of Otsego County's land use. Forestry plays an important role in total land use and in the county's economic picture. Approximately 75% of the land surface of the county is forested with another 13% in agriculture. Less than 1% of the county's land is used for urban activities. TABLE I AGRICULTURE 1964-1982 OTSEGO COUNTY Year Number of Farms 1964 1968 1974 1978 1982 266 172 132 151 142 % Change Acres in Farms % Change 61,867 46,052 35,308 41,500 41,510 - 26% - 23% 18% - 35.0% - 23.0% 14.4% 6.0% 17 �Table I shows the number of farms and farm acreage for the county from 1964 - 1982. Agricultural land in the county is made up primar~ly of small to medium size farms. In 1982, 80% of all county farms were between SO and 500 acres in size. Only four farms in the county were over 1,000 acres. Major products include potatoes, oats, corn, livestock and dairy products. With 63% of the county's forested area in private ownership, there has been an increasing tendency to split large holdings into 10 acre parcels for seasonal and year-round residences or other uses. These smaller parcels, owned by a diversity of individuals, cannot be effectively managed for productive timber cutting and their continued increase reduces the return from this important resource. ~ The physical form of a community is the result of the actions of many individuals and agencies. The buildings and structures created by private enterprise requires supporting public facilities such as streets, utilities, parks and schools. The manner in which these public and private improvements are related to each other largely determines the character of our community. Proper planning of these relationships results in an orderly, attractive community. Residential uses occupy the greatest amount of developed land area within Gaylord. Though the residential pattern is located fairly uniformly around the central business district, new residential developments have been primarily taking place to the northeast and north. Scattered residential uses are found along M-32 to the east and Old Highway 27 to the North. The long-established business district is located at the crossing of M-32 and Business Loop 27, generally the geographic center of the City. This was the largest concentration of commercial land uses, but new development within the past few years along M-32 to the west and along Business Loop 27 to the South are the new developing commercial areas. Industrial land uses form a definite pattern in Gaylord. This being concentrated along Dickerson Road which leads to the Gaylord Air Industrial Park. The Industrial park comprises the remaining industrial area of the City. Public and semi-public uses occupy a considerable amount of the area within and around the City of Gaylord. The Hidden Valley Ski Club and golf course forms a large mass on the east side of the City; the community School, and City property forms a large mass to the south; The former state hospital which is now county owned property occupy large tracts to the north. West of Interstate 75 is the Otsego County Airport which occupies a large tract which impedes development in that area. PU.blic and semi-public uses in Gaylord occupy a considerable share of the developed land within the City. 18 �POPULATION Table 2 s~ows population by civil division within the county. A quick reference to the county map, indicates that most of the population as well as the most significant growth is in the municipalities around the I-75 corridor from Gaylord south to the Crawford County line. The amenities and recreational opportunities offered at Otsego Lake may be responsible for more rapid development in this particular area of the county. Developments that offer some degree of privacy of "space" between neighbors, such as Michaywe', are currently attractive to many residents. Michaywe' had an excess of 40 new homes constructed in 1989. TABLE 2 POPULATION BY CIVIL DIVISION OTSEGO COUNTY. MICHIGAN 1970-1988 Civil Division Otsego County Bagley Township Charlton Township Chester Township Corwith Township Dover Township Elmira Township Gaylord, City of Hayes Township Livingston Township Otsego Lake Township Vanderbilt, Village of 1988 1980 1970 16,900 4,630 1,010 710 1,390 410 1,030 3,440 960 1,810 1,360 560 14,993 4,106 823 10,422 2,294 573 332 1,126 317 486 3,012 661 1,313 432 899 3,011 888 1,703 416 1,157 1,393 473 525 522 19 (1970-1988) % Change 62.2 101. 8 76.3 76.3 23.4 29.3 111.9 14.2 130.8 29.9 187.5 7.3 �TABLE 3 POPULATION BY AGE GROUP OTSEGO COUNTY, MICHIGAN 1970-1980 Age Group Total 00-04 05-14 15-24 25-34 35-44 45-54 55-64 65+ 1980 % of Total 1970 % of Total 14,993 1,252 2,710 2,550 2,287 1,757 1,446 1,357 1,634 8.4 18.1 17.0 15.3 11.7 9.6 9.1 10.9 10,422 1,033 2,460 1,538 l,3oj 1,110 1,026 965 987 9.9 23.6 14.7 12.5 10.6 9.8 9.2 9.5 A major consequence to the area is the influx of seasonal and temporary residents. During the summer months population estimates have shown more than a 200% increase over the permanent population•. This figure only includes seasonal/temporary housing residents, campers and renters at commercial lodges. It does not include private camps and resorts, visitors who stay with family or friends or mobile homes. Although many of these seasonal/temporary residents utilize the area beaches and state forestlands, they also are showing an increasing demand for day-use of the City and County recreational facilities. The winter season is also becoming increasingly popular with temporary residents utilizing ski slopes, ski trails and snowmobile trails in the county. The Gaylord area is promoted as the Golf Mecca, the heart of America's summer golf capital. Several new championship golf courses have recently been built with more slated for construction in 1990. In 1989, 200,000 rounds of golf were played compared to 145,903 in 1987. The total golf impact on the area economy is $112,500,000**· The recent impact of golfing in the area has been phenominal. Table 3 provides a breakdown of population by age groups within Otsego County. The percentage of total population is given to show the relative importance to the total population. * Figure derived from Clean Water Program Interim Outputs, NEMCOG 1977 ** Gaylord Area Convention and Tourism Bureau 20 �The 5-14 age group was the largest in 1970 and 1980, in both relative and in absolute terms. The relative increase of the 15-24 age group in 1980 is partly from the aging of the 5-14 age group of 1970. Relative increases were noted in the 25-34 and 35-44 age group as well. Much of the increase of these age groups was from migration into the county. Additionally, important increases occurred in the 65 and over category. The importance of a large 5-14, 15-24 and 65 and over age group concerning recreation must be recognized. The 5-14 and 15-24 age groups are most likely to require and utilize recreational provisions. Also, the 65 and over age group is composed of retirees frequently with considerable leisure time which creates a need for recreational opportunities for senior citizens. A major component of population change, in addition to births and deaths, is migration in and out of a community. Net migration is determined by subtracting deaths from births and comparing this sum to population change recorded by the Census. With a population increase from 1970-1980 of 4,571 (14,993 10,422) we want to know how much was natural increase and how much was from migration. During this period there was 1,140 more births than deaths, thus the natural increase•. Therefore, the remainder of the increase, 3,431 people migrated to the county from 1970-1980. This means that 75% of the population increase from 1970-1980 was from migration into the county. Population projections for the county are based on current trends. Department of Management and Budget (DMB) estimates for 1983 for the county placed the population at 15,283 and projects the 1990 population to be 18,569. The DMB projects the 1995 Otsego County population to be 21,586 and the 2000 population to be at 24,792. * Source: Office of Revenue and Tax Analysis, Michigan Department of Management and Budget 21 �TABLE 3A POPULATION BY AGE GROUP CITY OF GAYLORD* AGE GROUP o - POPULATION COUNT 5 Years of Age 198 189 276 327 223 197 167 154 162 153 147 167 121 131 127 272 5 - 9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75+ Total City Population 3,011 Female Population 1,686 Male Population 1,325 .. TABLE 4 POPULATION PROJECTIONS OTSEGO COUNTY Year Population 1970 1980 1990 2000 * Source: 10,422 14,993 18,569 24,792 Migration 3,431 2,305 4,509 Total Increase 4,571 3,576 6,223 % of Total Increases from Migration 75% 64.5% 72.5% GENERAL POPULATION CHARACTERISTICS, 1980 United States Census Bureau, Page 276 22 �ECONOMIC ACTIVITY The unemployment rate for 1989 for Otsego County was 7.2 percent, an increase of .4 percent from 1988. The Gaylord Labor Market Area has had the lowest unemployment rates in northeast Michigan for the past several years. The average unemployment rate for the eight counties of northeast Michigan was 10.9 percent in 1988 and 10.6 percent in 1989. Non-manufacturing jobs accounted for 72.4 percent of total employment in Otsego County in 1989. The service industries combined with retail trade are responsible for 82.2 percent of the non-manufacturing jobs. With the addition of retail construction this trend appears to be increasing. City and County Employers The following is a list of the major employers (over 50 employees) in Otsego County: Carter's Gaylord 65 employees Elias Brothers Gaylord 65 employees Gaylord comm. Schools Gaylord 250 employees Gaylord Opportunity Gaylord 85 employees Georgia Pacific Gaylord 275 employees Glen's Market Gaylord 160 employees GTE North Gaylord 75 employees Old Kent Bank Gaylord & Branches 75 employees Higgins Industry Vanderbilt 75 employees Holiday Inn Gaylord 65 employees K-Byte Co. Gaylord 250 employees Mark One Automation Gaylord 75 employees Mayfair Plastics Gaylord 50 employees McDonald's Gaylord 60 employees 23 �Otsego Mem. Hospital Gaylord 250 employees Otsego Ski Club Gaylord 100 employees Provincial House Gaylord 100 employees Standard Products Co. Gaylord 340 employees Otsego Co. Courthouse Gaylord 80 employees Sugar Bowl Gaylord 50 employees Van Products Vanderbilt 75 employees The list below gives the smaller employers in the City & county: Alpine Molding, Inc. Plastic Products Bozzer Brothers Construction Machinery Central Printing Corp. Publishing, advertising 16 employees E-Z Lift, Inc. Door Manufacturing 14 employees Jobbers Warehouse Wholesale Auto Parts 16 employees Michigan Hardwoods Pallets, Skids, Wood 3 employees Norandex Sales Co. Metal Doors, Siding 5 employees North Central Steel & Fabricators Steel Warehousing 3 employees Otsego Log Cabin Co. Bldg. & Components 16 employees Peet Packing Co. Meat Packing Plant 12 employees Roberts Boring & Mfg. Fabricating, Mach. Shop 50 employees 24 18 employees 4 employees �The preceding list of Basic Employers in Otsego County show the diversity of the numbers of employer's and the different types of produots, manufacturing and services offered in the Gaylord and Otsego County. Because there are no profiles and civilian labor estimates available are done by using the base employment for the County of 7850 and estimating the different types of jobs. Seasonal employment for the summer months are estima~ed to increase an additional 15 to 20 percent. The civilian labor force in the City is estimated as follows: 2,100 people Labor Force 1,900 people Employment Estimated Unemployment 300 people (With a rate of 14.3%) * * Source is Michigan Employment Security Commission 25 �UTILITIES The county's utility system includes the private suppliers of electric, natural gas, telephone and cable television services along with the publicly owned and operated Crawford-Otsego landfill and Gaylord water and sewer systems. These suppliers (with the exception of the Gaylord systems) are faced with the task of providing services to a relatively low density, dispersed population. The most widely distributed service is electricity, provided by Consumers Power and Top-a-Michigan Rural Electric. Electrical service has expanded rapidly over the past 10 years and there is a general feeling that requirements could double by the year 2000. At the present time, there are no problems envisioned in regard to expanding service to new users and meeting future demands. Natural gas is provided to portions of the county by the Michigan Consolidated Gas Company. Gas is supplied by a pipeline which generally follows Interstate 75, providing service to the Waters, Gaylord and Vanderbilt area. Expanded service would be possible to developed locations near the existing service area, but the cost of extending lines makes service beyond this area unlikely. Bottled gas, provided by private suppliers, is widely used for heating and cooking in portions of the county located away from the natural gas line. Gaylord's water and sewer system currently serves the City of Gaylord as well as developed areas immediately adjacent to the city. The water system has been expanding at approximately 15% per year with current average daily usage at 550,000 gallons. The existing collection system could adequately meet increased needs, the water distribution system has been expanded and improved to meet the increase in demand. It is expected that most new service required in Gaylord will be for commercial uses, with little room for residential expansion in the city. The city's wastewater treatment facility currently handles 480,000 gallons of sewage per day, with a capacity of 850,000 gallons. This system was constructed in 1988 and should have a useful life of 20 years. In January 1986, the City of Gaylord was awarded an Environmental Protection Agency (EPA) Grant for 3.5 million dollars for construction of a new wastewater treatment facility. A Federal Housing Administration (FHA) loan of 3.4 million dollars was secured by the City of Gaylord for the balance of the total cost of the project. An existing odor problem was eliminated completely with the new treatment facility. The remainder of the county is served by individual wells and septic tanks. In recent years, approximately four to five hundred permits for wells and septic systems have been issued each year. In most portions of the county there are few 26 �problems associated with those systems. In the Johannesburg area heavy clay soils often require extensive digging before an adequate disposal area can be established and this could limit residential expansion. The areas around many of the county's major lakes and along Old 27 south of Gaylord have been extensively developed, often creating problems in maintaining proper levels of water quality. Careful consideration must be given to protecting the county's water resources from the effects of residential, commercial and industrial development. Adequate drain fields and proper maintenance of septic systems are important elements in safeguarding water quality and should be closely monitored. New developments should include provisions for nandling household waste efficiently and adequately. Continued growth should not be stifled by environmental restrictions but must be located and designed so as to best fit in with the character of the county while having a minimal impact on the area's resources. 27 --- - - - -- - - - �II. RECREATIONAL INVENTORY • Recreation activities are a key factor in establishing the character of the City and County. As stated earlier, state forest land accounts for over 90,000 acres within the county, or 27% of the total land surface. These lands are located primarily in the northeast and southeast sections of the county, along the southern border and west of Otsego Lake. There are seven state forest campgrounds, providing over 150 campsites, located within the county. Hiking, cross-country skiing, boating, canoeing and fishing are other primary public uses of the county's state forest lands. The county's water resources also play an important role in recreation activity. Public facilities on the lakes include the Otsego Lake State and County Parks. The state park is located along the southeast lake shore and includes over 200 campsites on 62 acres with easy access to Otsego Lake for boating and fishing. The county park, on the lake's northwest shore, provides facilities for picnicking, boating and extensive day use, and camping. Many other smaller lakes are located throughout the county, especially through the southern sections. These are used both during the summer months (for boating, skiing, or fishing) and, less intensely, during the winter months (for skating, cross-country skiing or ice fishing). In addition to the lakes, Otsego County has an extensive system of rivers and wetlands. The Sturgeon, Pigeon and Black Rivers all originate in the central portion of the county, while the north and middle branches of the AuSable flow through the southern sections of the county. These rivers offer many opportunities for fishing and canoeing. As with the County's lakes, property along these rivers is valuable for residential purposes. Currently there are no special guidelines for protecting the county's water resources from misuse or over development. This should be an important element in efforts to maintain the character of the area. Other facilities located throughout the county provide a wide range of recreation opportunities. There are some public recreation facilities that are currently lacking within the county, however. There is no public indoor swimming facility, for instance, and no community auditorium. It might be possible to combine these facilities at one central location with additional space for public recreation such as tennis, racquetball or meeting rooms. A facility of this nature could serve a wide range of purposes for all county residents. 28 �In addition to a centralized activity site, recreational opportunities could be increased by developing several smaller, less intensive ~ites throughout the county. These could offer opportunities for hiking, cross-country skiing and nature study and could be developed to complement the current distribution of parks and play fields. In addition to public facilities available for recreational use, the county has a wide range of privately operated facilities including ten golf courses, two downhill ski areas, swimming pools, riding stables and campgrounds. These facilities are generally located near Gaylord and either M-32 and Old 27 and serve local residents along with seasonal residents and visitors. ~ Beyond private and public facilities for recreation, considerable activity takes place on private, individually owned property. Snowmobiling, hunting and cross-country skiing are seasonal activities that are popular throughout northern Michigan, both for people living in the area and for those traveling from southern Michigan or the Midwest and Canada. 29 �RECREATION PARKS AND FACILITIES BAGLEY TOWNSHIP Name Facilities Available ownership Otsego Lake County Park 27 acre park with 500' sand beach; 40 campsites; pavilion, boat launch, playground, picnic tables, park store County Dixon Lake Public Fishing Site Boat launch fishing, swimming Township Pleasant View Public Access Site Otsego Lake used for swimming Township Otsego Co. Airport Two Softball diamonds Township KOA Kampground 130 camping sites; swimming pool, store, playground, movies, miniature golf, hiking and bike trails, laundry, restroom and showers, playground Private Northland Sportsman's Club Skeet shooting, archery range, rifle range, and meeting hall Private Norden Hem cottages; cross-country ski trails; horseback riding Private Ray MacMullen Memorial Park Five acre park donated to little league; baseball fields, picnic tables Michaywe' 18 hole public golf course, downhill ski area with nine slopes; seven miles of cross country ski trails; travel trailer resort with sixty densely wooded acres for camping; store, playground laundry, ice, showers, movies, planned activities, miniature golf, bike rental, open year-round Private Fireside Softball diamonds Two softball diamonds Private Dr. Roberts. Libke Memorial Fields Three softball fields County 30 �Approximately seven miles of riding and bike trails; cross country skiing trail in southeastern part of the township State Riding & Hiking Trail Horseback riding; hiking, crosscountry skiing (part of county trail) approximately 14 miles in township State Big Bear Lake Public fishing site and camP,ground including cottages State West Twin Lake Public fishing site State JohannesburgLewiston High School Baseball/softball field, football field, tennis courts, basketball court, ice rink, play equipment, track state Big Lake Public Fishing Site State Emerald Lake Public Fishing Site State Big Bass Lake Public Fishing Site State Lower Chub Lake Public Fishing Site and Campground State Riding and Hiking Trail Approximately nine mile trail of hiking, riding and crosscountry skiing State Pigeon River Forest Campgrounds campsites in densely wooded scenic area, fishing State Pickerel Lake Trout, bass and panfishing; camping, swimming, trout fishing, camping, picnic tables State Pigeon Bridge Forest Campgrounds Trout fishing, camping picnic tables State Public Fishing Sites on the sturgeon River at Vanderbilt Road and the Sturgeon Valley Road and other locations; on the Black River near Black River Road State Riding and Hiking Trails CHARLTON TOWNSHIP CHESTER TOWNSHIP CORWITH TOWNSHIP 31 �. J Round Lake campground and fishing area; swimming state Pigeon River State Forest Scenic, densely wooded area with numerous state campgrounds, lakes, rivers, public fishing areas; including several miles of hiking or cross-country ski trails, has the only elk herd east of the Mississippi River State Ski resort with 12 downhill slopes and cross-country ski trails; hotel and lodge accommodations, golf course currently under construction Private DOVER TOWNSHIP Sylvan Resort ELMIRA TOWNSHIP Gaylord Country Club Privately owned club with 18 hole golf course Private Elmira Elementary School Gymnasium, two softball diamonds, playground Gaylord Community School Gaylord Schools' Plantation 80 forested acres owned by Gaylord School District, forestry studies, hiking trails Gaylord Community School Wilderness Valley 18 hole public golf course; cross-country skiing Private Lake Manuka Public campground and fishing sites State Public Fishing Sites Located on the Manistee Rivers in the extreme southwest part of the township State Frank H. Wilkinson Roadside Park Seven wooded acres with stream; 10 picnic tables located on US 27 State Five Lakes Study Area Owned by the Gaylord School District; 20 acres with biological center, hiking trails Gaylord Community Schools HAYES TOWNSHIP LIVINGSTON TOWNSHIP 32 �Otsego County Fairgrounds Five exhibit barns, race track, horse barns, mid-way booths, grandstand County Alpine Center 10 kilometers (6.2 miles) of cross-country skiing County Hidden Valley (Otsego Ski Club) Membership only - 13 downhill ski slopes, 8 miles of crosscountry ski trails, 18 hole public golf course Private OTSEGO LAKE TOWNSHIP Michaywe' Hills Golf Course Located partially in Bagley Twp. Otsego Lake State Park 62 acre park with 203 campsites, 1000' sand beach, boat access State Arbutus Beach Private (residents) beach on Otsego Lake Private Hear Lake Public Fishing Site State Big Bradford Lake New camping sites presently under construction Public Fishing Site Private State Lake Marjory camping, public fishing site State Riding and Hiking Trail Approximately 8.5 miles of state-owned trail for riding, hiking and cross-country skiing State Edna Schotte Memorial Park Pavilion, picnic tables, playground, hiking trails, restrooms, grills, fountain ~ . . Private Township VILLAGE OF VANDERBILT Vanderbilt Memorial Park Two tennis courts, playground equipment, six picnic tables Village Vanderbilt School Indoor basketball court, baseball diamond, football field, hiking trails, forestry study area, picnic area. Vanderbilt Schools 33 �CITY OF GAYLORD (See Figure 8) 1 Alten Zimmer Senior Citizens meeting place, square dancing, recreational activities, Housing units - subsidized 2 Aspen Park Natural area, three picnic tables, two tennis courts, hiking, crosscountry ski trails, wildlife pond City 3 Freel Park Picnic tables, grills and pavilion City 4 Gaylord Bowling Center Bowling, three softball diamonds, horseshoes Private 5 Gaylord Community Center Area 6 Gaylord High School Basketball court (indoor); baseball diamond, football field, track 7 George Dumas Park Playground equipment, eight picnic tables City 8 Hale Park Picnic tables and benches City 9 Hockey Arena Outdoor ice rink for hockey, maintained by Hockey Association City & Private 10 Monseigneur Kaminski Park Little League Field - St. Mary's Private 11 North Ohio Elementary Playground, gymnasium, two softball diamonds 12 Otsego Health Club Membership only, six racketball courts, weightlifting, exercise courses, racquetball, walleyball, pool, two tennis courts 13 South Maple Elementary Playground and gymnasium 14 st. Mary's School Indoor basketball court, baseball diamond, football field, playground equipment 15 City Property Numerous Soccer Fields Indoor and outdoor facilities; tennis, skating rink, pool tables, ping-pong, etc. 34 Ot. County Council on Aging City Of Gaylord & Otsego County Gaylord Community Schools Gaylord Comm. Schools Private Gaylord Community Schools Private Gaylord Soccer Assoc. �CITY RECREATIONAL PARKS ANO FACILITIES: The City of Gaylord has four (4) parks within the City limits; Aspen Park, Ooumas Park, Freel Park and Hale Park. The City also has the land area surrounding Otsego County Community Center and property located near Fairview Cemetery. With the exception of Aspen Park, which contains 58.22 acres, the remaining City parks range in size from less than a regulation City lot to several City lots. The smallest of the parks is Hale Park, located along Business Loop 27, consisting of some trees, a picnic area and park benches. This park is viewed mostly for it's ascetics value. Ooumas Park, ldcated at the intersection of Fourth Street and South Maple Street, is used by a large number of residents of the City, County and tourist alike. This park provides picnic tables, playground equipment, and is moderately wooded. Freel park, located between Huron and Mitchell Street, is an open area providing both picnic areas and additional playground equipment. With the recent addition of the new playground equipment located at Freel Park, use has been increased significantly. Aspen park, consisting of 58.22 acres, is the most recent addition to the City Park system. As a contingent upon purchase of the property for this park, the City had to install two (2) tennis courts and name the park "Aspen Park". This 100 acres was initially purchased in 1986 for two reasons. These being the natural beauty of the area and the City wastewater fac i lity needing an additional 30 acres as a spare drain field. In 1987, the City did install the two required tennis courts to meet the deed restriction on the property. In 1988, the City Planning Commission was given the task of devising a Recreational Plan for the park. After much discussion and study, the Planning Commission asked and received help from the Soil Conservation Staff located at the Alpine Center and Gaylord Public School System. Initially, the Soil Conservation Staff did a complete inventory of the trees and other physical characteristics of the park and provided a significant findings of fact to the City Planning Commission. Many of the items in the city Recreation Plan have been further developed from this Soil Conservation study. It has been agreed upon by the City Planning Commission and the Gaylord City Council to keep the park as natural as possible. During the summer of 1989, the Michigan Youth Corp was employed by the Soil Conservation District to establish new walkways, clean up old fencing and provide other work as dictated by the Soil Conservation Staff. 35 �The Community Center land area, owned by the City, consists of some very minor playground equipment, two tennis courts that were constructed several years ago, and an outdoor basketball court. This area is used during the winter for a skating rink area. There is also a shuffle board located on the Community Center property that has not been utilized in the past several years. The Otsego County Community Center located on this parcel of property has been recently renovated by County-wide tax milage voted for this purpose. Included within this facility is a new indoor basketball court, ping-pong and other games as such. The area located across from Fairview Cemetery and directly north of the North Ohio School has been utilized for several recreational needs in the past. The current use includes an unsheltered hockey arena operated by the Otsego County Hockey Association. The area has also been used for BMX bikes, baseball and soccer. 36 �RECREATION PROGRAMS PROGRAM SPONSORS PROGRAM NAME Adult Education Gaylord Community Schools Alpenfest Chamber of Commerce Bingo Elks, Eagles, Knights of Columbus, st. Mary's Cathedral Boating Safety Sheriff's Dept. Church Slow Pitch Softball Church League ~ssoc. & Parks & Recreation Community Band Community Education Gaylord Community Schools Cross Country Ski Lessons Wilderness Valley Down-Hill Ski Lessons Sylvan Resort and Michaywe Historical Society 4-H Program Cooperative Extension Horse Programs 4-H Hunter Safety Sheriff's Dept. & Sportsman Club July 4th Festivities Johannesburg, Vanderbilt, Otsego Lake Association Little League Baseball, Senior Div. League Minors League Little League Organization Mark Mellon Memorial Triathlon - Summer Alpine Striders Medallion Snowmobile Marathon (Winterfest) Chamber of Commerce Model Airplane Program Unsponsored Oktoberfest Chamber of Commerce 37 �Otsego Health Club: Aerobics, swimming, gymnastics, Jr. Racketball program, Racketball League, Wallyball Leagues Private Otsego Lake Fishing Contest Northland Sportman's Club Senior Citizens Council of Aging Slow Pitch Softball Slow Pitch Assoc. & Parks & Recreation Soccer Alpine Youth Soccer Association Square Dancing Council of Aging Starker-Mann Biathlon Chamber of Commerce swimming Classes Red Cross Winterfest Chamber of Commerce Ice Skating Lessons City of Gaylord 38 �CITY COUNCIL Ernest Grocock, Mayor Patrick Mankowski William E. Thall Luke E. Noss Eugene Niedzwiecki Scott Dunn Tom Nelson -· CITY PLANNING COMMISSION Sandra (Toni) Brown, Chairperson Gerald Campbell Norm Brecheisen Kellie Galer Leona (Sam) Titus Maude Gilmore Douglas Squires Steve Swan Terra Deming 39 �III. ADMINISTRATION The City of Gaylord is organized under the "Council Manager Plan". Both operating and staff departments are under the control and direction of an appointed manager. The City Manager is ultimately responsible for ensuring recreation policy of the City Council is carried out. The City Planning Commission serves in an advisory capacity ' to the City Council. The function of the Planning Commission includes, but is not limited to, all of the following functions: Planning - to provide a systematic means of planning the location, acquisition, development, and maintenance of a system of parks, recreation and ·open space areas, facilities and activities within the City. Definite criteria for inclusion shall be adopted and revised periodically to keep pace with changing demands and habit use patterns. Development - to provide those activities and facilities commensurate with the needs of the people. All development should be carefully planned and be of a durable nature to minimize maintenance. Funding - to explore and utilize every means of financing that is available to the Commission including federal and state matching fund programs, general obl.i gation bonds, general funds, fees and charges, if justified, and gifts and donations. General Administration - to employ qualified and competent personnel to achieve the above functions of the park systems, and to maintain and establish the necessary procedures for maintaining an accurate accounting of all funds utilized by the Commission. The City Manager recommends and the City Council approves the annual budget for the Parks and Recreation Department. The current budget for 1990-1991 is provided following this section. Operation - to provide the necessary personnel to operate the parks as effectively and efficiently as feasible. Adequate supervision should be provided at all areas to protect the facilities and to insure the equal opportunity for enjoyment of all users. Maintenance - all parks and facilities will be maintained in a clean, neat, sanitary and orderly manner, to protect the public health, safety and enjoyment of its users. 40 �Programming of the facilities is handled through the annual operating budget which groups the Recreation Department as a "General Fund" item. An important distinction to be made is that the Parks ~nd Recreation Department function is not confined to a user-charge, self sustaining mode, but are provided on a City wide basis, and to outside residents at no charge. The City of Gaylord is the only City in Otsego County. Serving as the County seat it is essential the City and County work in close harmony. The County employs a full-time recreation director. The careful utilization of funds dictate this director utilize both City and County facilities. This arrangement has worked very well and will continue as long as this utilization is succesful. The Planning Commission makes their recommendations for recreation planning directly to the City Council. The Planning Commission initiates input from the citizens of Gaylord whether it be through formal public hearings, notice through the local media, which generates informal input, and task groups consisting of planning members, school officials, soil conservation experts and Gaylord citizens. Through formal approval the City Council adopts recommendations of the Planning Commission for recreational policy. By adopting the annual budget the City Council approves the administration of the recreation plan. To approve the annual budget a public hearing must be held which allows citizens an additional opportunity for input of recreation administration and policy. The City Manager is responsible for the parks and recreation administration once the annual budget is adopted. All operations and maintenance must be carried out as the adopted budget dictates. The public works foreman coordinates City Public Works employees and volunteer efforts to ensure all maintenance in the park system is completed systematically. Part-time employees are hired for specific needs such as the ice skating program and supplemental maintenance as dictated by the City Manager. METHODS OF MAINTENANCE AND RECREATION BUDGET All maintenance and capital expenditures are funded by City General Tax money. The budget is allocated from the operating levy of the City of Gaylord annually. The amount of the annual City Budget for parks and recreation varies depending on projected capital purchases, such as land or new playground equipment. Other funding sources are service clubs and private donations from the area. 41 �CITY OF GAYLORD RECREATION PLANNING PROCESS AND ADMINISTRATIVE STRUCT~E Voting Ctt lzens I I -'- Mayor City Council Members ~ I I _I_ Annual Budget I I --------------'---------------I I I I _,_ _I_ City of Gaylord Planning/ Park Recreation Conmission +' r-' Ul City Manager/ Director of Parks and Recreation I I -'- Park Factl lty/ Maintenance I I _,_ t-tj H ::u M w . Public Works Department C) c-: Volunteers I I ________ ,________ I I I I Ful 1 Ttme Staff Part Tlme Staff -'- -'- �PARKS & RECREATION BUDGET 89-90 BUDGET 90-91 90-91 REQUESTED APPROVED EXPENDITURES Salaries & Wages Fringe Benefits $ 5,000 0 $ 5,500 2,200 $ 5,500 2,200 Supplies 2,000 2,200 2,200 Materials 3,000 3,000 8,000 Contractual Services 1,000 5,000 0 0 0 0 1,000 0 1,000 Electric 200 200 200 Heat 100 0 0 4,000 4,000 4,000 0 0 0 Telephone Expense Contractual Service Equipment Rental Land Purchase TOTAL $15,300 $ 22,100 $ 22,100 REVENUES General Fund $ 22.100 42 �IV. DEFICIENCIES AND NEEDS • conducted in January 1984 by the City of Gaylord A survey was and asked several questions pertaining to recreation as part of a much longer survey. The 1984 City survey (January 1984) was delivered to each household in the City of Gaylord. It offered residents an opportunity to "vote" on their preference as to several options of recreational activities or to write in other recreational facilities/activities that they preferred. As obtained from the results, residents of Gaylord were mostly in favor of bicycle paths, a city-owned swimming pool and an activity center for teenagers and young adults. By contrast, residents also indicated that they were most opposed to additional baseball diamonds and a city-owned swimming pool. Residents were also given the opportunity to write in a recreational activity of their choice that they think the City ought to provide. Although there was a wide range of answers, the most common answers were for an ice skating rink and for tennis courts. Some people were in favor of tennis courts in summer that could be converted to an ice skating rink in winter. The survey of 1984 conducted by the City of Gaylord had several questions dealing with recreation. The preference for an activity center, a city-owned swimming pool (the survey did not specify indoor or outdoor), and bicycle paths were indicated to also be used for hiking and cross-country skiing. Residents were most opposed to additional baseball diamonds and lighting of a second baseball diamond. Secondly, residents were opposed to a city-owned swimming pool. Thus, residents are divided on the issue of a swimming pool owned by the city. 43 �V. LONG RANGE GOALS The role of the city of Gaylord is to acquire, develop and maintain parks, recreation areas and open spaces. In addition, Gaylord should plan and coordinate local neighborhood and community facilities with cooperation of the County and Schools. Cooperation with the state and federal planring and coordinative activities is a necessity. Coordination with the Gaylord Community Schools has included adoption of a park-school concept of a park site adjacent to the schools. Furthermore, Gaylord shall encourage ciose coordination with local and county intermediate school districts responsible for special education programs to extend their programs to include leisure non-school activities and facilities for handicapped students and their families. The responsibility of administering the City Parks and Recreation Program shall be that of the City administration. The Planning Commission shall keep the City Council informed of its programs, policies, procedures and objectives. In addition, the goals of the City are: - To provide recreational facilities that are accessible to all residents. - To provide recreation sites which will accommodate a variety of activities for diverse interests as well as diverse incomes. - To provide park sites which will accommodate daily use. - To provide a large enough facility so that residents and tourists alike can be accommodated. - To maintain communication between the Planning Commission and the city Council. - To maintain orderly economic/industrial growth so that it is not detrimental to the natural environment of the City and surrounding townships. 44 �I. I i. I 44a FIGURE 3 �VI. SHORT TERM OBJECTIVES Five Year Plan ASPEN PARK 1991 Asphalt road to eliminate severe erosion problems and provide easier access to picnic areas. $25,000 (2,000 Local) (23,000 Grants) 1990 Erosion control and landscaping provided around newly constructed tennis courts. $5,000 (1,000 Local) (4,000 Grants) 19901991 Walkways cleared for foot path only (especially through hemlock area). $2,000 (2,000 Local) PLANTATIONS: 19901991 Establish interpretive area showcasing managed and unmanaged stands, thin every third row and prune to 17 feet to illustrate wise forest management on a few acres, this project coordinated with local school system. $2,000 (2,000 Local) MIXED HARDWOOD STANDS: 19911992 Trees, shrubs and groundcovers identified along trails. Highlight signs of wildlife (beaver cuts, wildlife dens, woodpecker holes, etc.) $1,000 (1,000 Local) OPEN FIELDS: 19901991 Encourage deer and small animals by creating food plots or mowing grass once per year. At northeast opening, plant windbreak of shrubs and conifers for cover. $1,000 (1,000 Local) 1990 Prune trees in existing pathways to accommodate bicycle paths, cross-country skiing and hiking trails. $16,000 $1,000 Local) $15,000 Grants) 1993 Improve parking area for picnic area and tennis area. $2,000 (2,000 Local) 1990 Erect gates to limit access. $2,000 (2,000 Local) 45 �----- \ - · - PtitYK Bo1,n1olr~ --fwo1r'1cK ~M --#ik.i~ 1rttil 45a L _____.: .; FIGURE 4 �1992 Construct erosion control barriers on two-track going through plantation down to pond area. $1,250 (1,250 Local} 1990 Signs installed notating park name and park rules. $1,500 (1,500 Local) 1990 Mark all corner survey points to better illustrate property boundary lines. 19901995 Purchase property to boundary line to include all of Scott's pond and along boundary to further preserve natural beauty of the area.. -. Donation $300,000 (225,000 Grants) (75,000 Local) DOUMAS PARK 1992 Additional picnic tables. (Utilizing recycled plastic) $2,000 (500 Local) (1,000 Grants) (500 Donations) 19901991 Landscape new playground equipment. $500 (500 Local) 19901991 Reseed grass. $250 (250 Local) 19901995 Purchase additional playground equipment. (Toddler) $12,000 (2,000 Local} (10,000 Grants) 1991 Replace drinking fountain. $450 (450 Local) 19941995 Pave parking lot. (Correct erosion problem) $10.000 (2,000 Local) (8,000 Grants) 46 ��FREEL PARK 19921993 Purchase more playground equipment to be placed at south end of the park. (Toddler) $15,000 (2,000 Local) (13,000 Grants) 19901995 Continue to landscape entire area. $2,500 (2,500 Local) 1992 Additional picnic tables. (Utilizing recycled plastic) $2,000 (500 Local) (1,000 Grants) (500 Donations) HALE PARK 19911992 Replace park benches and picnic tables using table and benches manufactured from recycled products. $3,000 (3,000 Local) 1991 Continue to landscape. $750 (750 Local) 1992 Drinking fountain. $500 (500 Local) 47 �fral ~vk. �47b �The staff would like to extend our "thanks" to the following for their help in compiling the Recreation Plan. citizens of Gaylord City Council City Planning Commission Gaylord Community Schools Michigan Employment Security Commission Northeast Michigan Council of Governments Otsego County Parks and Recreation Otsego County Planning Commission Otsego County Soil Conservation District 48 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Gaylord_Recreation-Plan_1990 Creator An entity primarily responsible for making the resource City of Gaylord Planning Commission, City of Gaylord, Otsego County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-06-14 Title A name given to the resource City of Gaylord 1990/1995 Recreation Plan Description An account of the resource The City of Gaylord 1990/1995 Recreation Plan was prepared by the City of Gaylord Planning Commission and was adopted on June 14, 1990. Subject The topic of the resource Recreation--planning Gaylord (Mich.) Otsego County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/289ce43f5cfe6f4d2ebd2437a1025c93.pdf 6520c60ed40c562f0bf382b8e66c642f PDF Text Text CITY OF GRAYLING AND GRAYLING TOWNSHIP MASTER PLAN �CITY OF GRAYLING and GRAYLING TOWNSHIP MASTER PLAN Prepared by: City of Grayling City Council and the Grayling Township Planning Commission with assistance of the Grayling Township Board of Trustees and the Planning & Zoning Center, Inc. 302 S. Waverly, Lansing 48917 1997 �City of Grayling/Grayling Township Comprehensive Plan Table of Contents Chapter One: Introduction Plan Purpose .................................................................................................... 1-1 Plan Contents and How To Use The Plan ....................................................... 1-2 Plan Preparation ............................................................................................... 1-3 Chapter Two: Community Character Introduction ..................................................................................................... 2-1 Resort Community In The Midst of Forest ..................................................... 2-1 AuSable Riverfront .......................................................................................... 2-1 Downtown Business/Retail Center .................................................................. 2-2 Neighborhoods ................................................................................................ 2-5 Industrial Development ................................................................................... 2-5 Natural and Physical Features ......................................................................... 2-7 Historic and Cultural Resources ...................................................................... 2-7 Chapter Three: Trends and Conditions Introduction ..................................................................................................... 3-1 Population ........................................................................................................ 3-1 Economic ........................................................................................................ 3-3 Projections ....................................................................................................... 3-3 City of Grayling/Grayling Township Master Plan Table of Contents , - - ' �ii Chapter Four: Existing Land Use Introduction ..................................................................................................... 4-1 Natural Resources ................................................................................. 4-2 Chapter Five: Special Issue Analysis Introduction ..................................................................................................... 5-1 Public Lands .................................................................................................... 5-1 Industrial Development Between the City of Grayling and Four Mile Road at the 1-75 Interchange ..................................................................................... 5-3 Development Along Four Mile Road .............................................................. 5-4 Trail Connections ............................................................................................ 5-5 Affordable Housing ......................................................................................... 5-6 Appearance ...................................................................................................... 5-7 Old Bear Archery ............................................................................................ 5-8 Military Airport ............................................................................................... 5-9 Downtown Development ................................................................................. 5-9 Update Zoning Maps to be Consistent with Plan ............................................ 5-10 Chapter Six: Vision Statement, Goals and Objectives Introduction ..................................... ~ ............................................................... 6-1 A Vision for Grayling's Future - Introduction ................................................ 6-1 Vision Statement .................................................................................. 6-1 Goals and Objectives - Introduction ................................................................ 6-4 City of Grayling/Grayling Township Master Plan Table of Contents �iii Chapter Seven: Future Land Use Introduction ..................................................................................................... 7-1 Planning and Design Principles ................................ .................................... ... 7-2 Protection of Public Health and Safety ................................................ 7-2 Conservation of Sensitive Natural Resources ...................................... 7-3 Environmental Protection ..................................................................... 7-3 Minimizing Public Service Costs ......................................................... 7-3 Efficiency and Convenience in Meeting Land Use Needs ................... 7-3 Insuring Compatibility Between Land Uses ........................................ 7-4 Sustaining a Job Base Adequate to Support Families .......................... 7-4 Applying Planning Principles ............................................................... 7-4 Community Character ............................................................... 7-4 Development ............................................................................. 7 -4 Tourism ..................................................................................... 7-5 Blending the Resort Areas with the Year-Round Community ............................................................................... . 7-5 Year-Round Employment/Industrial Development .................. 7-5 Future Land Use .............................................................................................. 7-5 Land use Policies ............................................................................................. 7 -7 Policies ............................................................................................................ 7 -7 Environmentally Sensitive Areas ......................................................... 7-7 City of Grayling/Grayling Township Master Plan Table of Contents �iv High Fire Risk Areas ............................................................................ 7-7 Waterfront Areas ............................................................... ................... 7-8 Other Residential Areas ........................................................................ 7-8 Commercial Areas ................................................................................ 7 -8 Industrial Areas .................................................................................... 7-9 Park & Recreation ................................................................................ 7-9 Institutional Areas ................................................................................ 7-9 Public Lands ......................................................................................... 7-10 Community Character .......................................................................... 7-10 Chapter Eight: Public Services & Intergovernmental Coordination Plan Introduction and Purpose ................................................................................. 8-1 Overview of Public Services ........................................................................... 8-1 Policy Basis .......................................................................................... 8-1 Full and Partial Urban Public Services Provision ........................................... 8-2 Urban Services ..................................................................................... 8-2 Partial Urban Services .......................................................................... 8-2 Individual Public Service Components ........................................................... 8-3 Streets and Related Transportation ....................................................... 8-3 Sewer and Water .................................................................................. 8-4 S tormwater Management ..................................................................... 8-6 City of Grayling/Grayling Township Master Plan Table of Contents �V Support Services and Buildings ........................................................... 8-7 Recreation Strategy .............................................................................. 8-7 Intergovernmental Coordination ..................................................................... 8-8 Chapter Nine: Implementation Primary Implementation Tools ........................................................................ 9-1 Relationship to Zoning ......................................................................... 9-1 Relationship to Subdivision and Condominium Regulations ............... 9-2 Relationship to Capital Improvements ................................................. 9-2 Land Use & Infrastructure Policies ...................................................... 9-3 Housing Program .................................................................................. 9-3 Building and Property Maintenance Codes .......................................... 9-3 Public Works Financing .................................................................................. 9-3 Additional Implementation Methods ............................................................... 9-4 Other Planning & Economic Development Assistance ........................ 9-4 Managing Growth and Change ............................................................. 9-4 Periodic Updating and Revisions ......................................................... 9-5 Revisions of Ordinances ....................................................................... 9-5 City of Grayling/Grayling Township Master Plan Table of Contents �City of Grayling/Grayling Township Comprehensive Plan List of Figures and Tables Figures Photo 1 City of Grayling ................................................................. :.............. 2-3 Photo 2 Few Buildings Taller then Two Stories ............................................ 2-3 Photo 3 AuSable a Premier Fishing and Canoeing River.. ............................. 2-4 Photo 4 Canoeing Boat Liveries ..................................................................... 2-4 Photo 5 First Impression to Travelers ............................................................ 2-6 Photo 6 Storefronts in the Business Section ................................................... 2-6 3-1 Wage and Salary Employment by Sector Crawford County 1983-1994 . 3-4 Tables 3-1 Crawford County Local Units Population, 1980 - 1994 .......................... 3-2 3-2 Crawford County Age Distribution, 1990 ................................................ 3-2 3-3 Crawford County Poverty Characteristics,- 1990 .................................... 3-4 3-4a Projected Population Change in Grayling City and Township, 1980 2020 ................................................................................................................. 3-6 3-4b Projected Population Change in Grayling City and Township, 1990 2020 ................................................................................................................. 3-6 City of Grayling/Grayling Township Master Plan List of Figures and Tables �City of Grayling/Grayling Township Comprehensive Plan List of Maps 2-1 Community Character .............................................................................. 2-9 2-2 Fire Risk Areas ......................................................................................... 2-10 4-1 Existing Land Use Grayling Township .................................................... 4-4 4-2 Existing Land Use City of Grayling ......................................................... 4-5 4-3 Public Facilities Grayling Township ........................................................ 4-6 4-4 Public Facilities Use City of Grayling ..................................................... 4-7 4-5 Natural Features Grayling Township ....................................................... 4-8 4-6 Natural Features Grayling Township ....................................................... 4-9 5-1 Public Lands in Grayling Township ........................................................ 5-12 5-2 Recreational Trails in Grayling Township ............................................... 5-13 7-1 Grayling Township Future Land Use ........................................................ 7-12 7-2 City of Grayling Future Land Use ............................................................. 7-13 8-1 Recreational Facilities in Grayling Township ........................................... 8-10 City of Grayling/Grayling Township Master Plan List of Maps �1- l Chapter One INTRODUCTION PLAN PURPOSE The purpose of this Master Plan is to guide policy and decision making for all future land and infrastructure development decisions within the City of Grayling/Grayling Township. Within the Plan, key planning issues are identified; community character is described; goals, objectives and policies are outlined; existing and future land uses are described and mapped; public facility standards are established; visual character improvements are identified and specific implementation measures are recommended. This Plan is adopted by the City of Grayling City Council to promote community health, safety, and welfare through planning for the proper use of land and resources and the provision of adequate public facilities and services. The Grayling Township Planning Commission adopts this plan for similar purposes and pursuant to authority in the Township Planning Act, PA 168 of 1959. This Act requires the adoption of a "basic plan" to serve as the basis for zoning regulations adopted pursuant to PA 184 of 1943. The City of Grayling/Grayling Township Master Plan depends primarily on the City's and Township's respective Zoning Ordinances, Subdivision Regulations, and Capital Improvement Programs for its implementation. Although this Plan states specific land use and development policy and proposes specific land use arrangements, it has no regulatory power. The land area covered by this Plan includes the entire area of the City of Grayling and all of Grayling Township. To ensure continued improvement in quality of life and to plan for growth that benefits the residents of both the City and Township, this plan was prepared and adopted jointly. Since the future land use of lands adjacent to each jurisdiction affect the quality of life in the other and each jurisdiction has no regulatory land use authority beyond their respective borders, each is dependent on the other to implement land use change along borders in ways that are mutually beneficial. 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 City of Grayling/Grayling Township Master Plan Chapter One: Introduction �1-2 • • • The relative future need for residential, commercial, and industrial land uses; as well as the existing land use distribution. The relationship of undeveloped lands to existing community character The desires of local residents and public officials as expressed through interviews, town meetings, and public hearings. This Plan is intended as support for the achievement of the following public objectives, among others: • To protect public health, safety and general welfare; • To conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • To protect and enhance quality of life in the City and Township; • To protect and preserve the natural resources, unique visual character, and environmental quality of the area; • To maintain and enhance employment opportunities and tax base of the area; • To promote an orderly development process which is paced in coordination with the City's and 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. 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, objectives and policies in Chapter Six. These are based on public input and reflect where citizens want their community to be over the next twenty to twenty-five years. The condition of the community now, and recent trends of population size, age and other characteristics, as well as economic, infrastructure and natural resource conditions form the foundation for planned change of the community. These trends and conditions are discussed in Chapters Two through Five prior to the goals, objectives and policies. • Second is the future land use map, public facilities plan and associated descriptive information presented in Chapter Seven and Chapter Eight. • Third, are the implementation strategies found in Chapter Nine. 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: City of Grayling/Grayling Township Master Plan Chapter One: Introduction �1-3 • Review of rezonings, variances, and special use permits: Applications for rezoning, 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. • Public improvement projects: All future public improvement projects, including the construction of new facilities, utilities or buildings, should first be reviewed for consistency with this Plan. In particular, such projects should be reviewed to determine consistency with the goals, objectives and policies in the plan, and whether they support the planned future land use pattern in the City, and Township as set forth in this Plan. Review of land subdivision and lot splits: The subdivision of land and associated lot split activities has potentially profound impact upon the character of a community and future public service needs and tax burdens. This Plan provides policies to assist the City Council, Township 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 new subdivisions and lot splits. This Plan is a statement by the City and Township regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document, this Plan is intended to instill a sense of stability and direction for City and Township officials, City and Township activities, and Grayling area citizens. PLAN PREPARATION The Planning Process The planning process used in developing the City of Grayling/Grayling Township Master Plan included a joint meeting of the City Council, Township Planning Commission and Township Board, mapping, data analysis, consideration of alternative development options in various parts of the City and Township, two Town Meetings, and one joint public hearing. 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 the Grayling area were asked to visualize Grayling 20-25 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 community character, the area's economic health and the preservation of the area's natural resources. The combined results of the futuring session, an City of Grayling/Grayling Township Master Plan Chapter One: Introduction �1-4 analysis of economic and demographic trends, and key problems and opportunities identified by Township and City Officials, were used to determine the issues to be addressed by the Master Plan. Draft goals and objectives were developed from the public vision statements generated at the first Town Meeting. These were refined by Township and City Officials. Key issues were researched and alternative land use arrangements and policies were considered before a future land use pattern was selected. A draft Plan was prepared and refined with input from the Township Planning Commission, Township Board and City Council. A second Town Meeting was held June 2, 1997. Additional refinements were made based on the public input. The draft Plan was presented to the public at a public hearing on September 16, 1997 following which it was adopted by the City Council and Township Planning Commission. station8:\winword\grayling\graychl .doc City of Grayling/Grayling Township Master Plan Chapter One: Introduction �2-l Chapter Two COMMUNITY CHARACTER INTRODUCTION Community character is the visual identity of the community. It is made up of land forms, the types, use and styles of its buildings, the pattern of its streets, signs, vegetation and natural and cultural landmarks. A desirable community character is important to citizen satisfaction and to business success. The Master Plan and related regulations are created in part to protect and improve community character. Areas with similar visual characteristics in the Grayling area are identified on Map 2-1. As future guidelines, policies or ordinances are developed to address visual · character, their application should be directed to those similar areas shown on the map. RESORT COMMUNITY IN THE MIDST OF FOREST The Grayling Area is made up of the City of Grayling (Photo 1), a small scenic city in the northern Lower Peninsula of Michigan. It is ringed by small scale commercial and industrial development along M-72, M-93, Old US 27, and at the Four-Mile Road exit of I-75 (an interstate highway), beyond which is a largely rural area of forests and scattered residential dwellings. The developed area of private land has been characterized as the "hole in the donut" of publicly owned state forest and military land. The City of Grayling is primarily residential, with few buildings taller than two stories (Photo 2), commercial areas in strips and pockets along the major streets, and a concentrated older downtown. The clear waters of the world renowned AuSable River wind through the City. The AuSable is a premiere fishing and canoeing river. (Photo 3). Several canoe liveries occupy the riverbanks. The City has a rich history as a small lumbering and resort town. It still serves as a resort service center. The area is also known for the Hartwick Pines State Park and Camp Grayling military training camp for National Guard Units from several states. AUSABLE RIVERFRONT The AuSable River flows through Grayling Township and the City of Grayling. In addition to the main branch, there are also the South and East Branches. The AuSable Riverfront has the following characteristics: • Homes, on lots that are 100' to 300' feet wide, set back between 50' and 150' from the river, a few businesses and some undeveloped areas along the river segments in both the City and the Township. City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-2 • Some of the lots remain in a relatively natural condition while a few have cleared shorelines, on which lawns have been planted. • Small portions of the riverfront are in public ownership (City. State and Federal), but most of it is privately owned. • The AuSable River has been recognized as a national treasure and a pristine stream, which magnifies the importance of its long term protection. • Large portions of the main branch and the North Branch of the AuSable are included in the Michigan Natural Rivers Program, which includes certain regulations (minimum setbacks, greenbelts, etc.) on development along the river. • Canoeing boat liveries occupy prominent spots along the river in the City (Photo 4). • There are a few log cabins but the architecture of the riverfront buildings generally do not reflect any particular theme. • The river is largely hidden from view by a narrow river size, structures, high banks or lack of close public access to the river. • There are both inhabited and uninhabited segments of the AuSable River outside of the City, within the Township. • Uninhabited riverbanks are typically wooded, with thick undergrowth. Trees primarily include various pine species and birch. • In some locations the riverbank is a low bank, while in others there is a steep bank upwards of one hundred feet high. Portions of the riverbank are broad wetlands both east and west of the City of Grayling. DOWNTOWN BUSINESS/RETAIL CENTER There are four distinct commercial areas to Grayling, and these are not clearly identified to the traveler as being either inside or outside the City limits. These are the: • Strip commercial area north of the 1-75 entrance to the City from the south on South 1-75 Business Loop • The older downtown business area on Michigan A venue that runs perpendicular to the 1-75 Business Loop (James Street) • The commercial area beginning in the City and running north along the I-7 5 Business Loop into the Township and beyond into Fredric Township • The M-72 commercial strip running west toward Lake Margarethe from the intersection of M-72 and the 1-75 Business Loop (James Street) in the City. City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-3 Photo 1 Photo 2 City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-4 Photo 3 Photo 4 City of Gra 1 ling/Grayling Township Master Plan Chapter Two : Community Character �2-5 The four commercial areas share the following characteristics: They all suffer visually from a chaotic appearance and a poor quality of design of signs, buildings and landscaping. While it is not desirable that all buildings, signs and landscaping look alike, or "theme-like," design in Grayling needs greater unity, greater use of detail, more use of local materials, finer workmanship, greater simplicity, more lush landscaping and more rigorous maintenance in order to improve quality of the first impression given to travelers (Photo 5). • Grayling merchants effectively express the admirable qualities of individualism and a do-it-yourself approach. However, the resultant, sometimes amateurish, often chaotic appearance may translate into a poor competitive position (compared to other communities where greater attention to physical design and appearance is practiced) and hence, a poorer quality of life for the people of Grayling. • While the Gray ling area is surrounded by large areas of forest and other vegetation, there is little landscaping within the commercial areas. Vegetation is generally sparse or of a size or character that does not contribute to a memorable impression of Gray ling. NEIGHBORHOODS There are several residential neighborhoods in the Gray ling area. While a few are distinct, due to differences in age, tree cover and that they are located along Lake Margarethe or the AuSable River, the neighborhoods within the City have some similarities in appearance and share the following characteristics: • They are generally comprised of small to medium sized homes and architectural style ranges from ranch to colonial to rustic, log. • Homes in many sections of the City are well kept, but there are exceptions, in which homes and yards suffer from neglect. This is also a characteristic of some of the homes in portions of the Township abutting the City (especially on the southeast side). • Home owners have, in many cases, made improvements to their homes which do not follow the style of the original home. While these improvements generally contribute to the livability and function of each home, they can contribute to a less unified appearance. INDUSTRIAL DEVELOPMENT Industries in the Grayling area are largely located in two discrete areas, with additional, small industrial sites in scattered locations within or close to the City. About a dozen small to medium sized industries are located in the industrial park within the City of Grayling, just east of I-75. The larger industrial operations are located on either side of Four Mile Road, with the larger paper and chemical plants City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-6 Photo 5 Photo 6 City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-7 located on the south side of the road in Beaver Creek Township. Small, isolated industries are located along North Down River Road near the I-75 interchange. Characteristics of the industrial areas are: • Businesses within the industrial park are mostly in well-kept metal buildings, with open grounds and on-site storage areas. • While some business have installed small ornamental plantings for beautification, pride and enjoyment of employees, more effective, large-scale, road-side screening and windbreaks would be appropriate. NATURAL AND PHYSICAL FEATURES Grayling Township comprises the area of five standard townships (the largest south of the Mackinac Bridge). The bulk of the Township is in public ownership and remains undeveloped. This contributes to a very natural appearance to the Grayling area and to the perception that natural resources are a very important element of life in Grayling. Important natural features include: • The forests surrounding Grayling are the most visible natural resource feature. The forest is primarily pine with birch and aspen as additional species. Pine is both an asset and a potential liability, especially Jack Pine. Jack Pine tree stands are the most prone to fire. A fire in 1990 quickly burned 6,000 acres in less than 24 hours, destroying or damaging 75 homes and over 100 outbuildings. See Map 2-2 for the most fire-prone areas of the Township. • The forests are held in State (AuSable State Forest, Hartwick Pines State Park, Hanson Military Reservation), Federal (Huron National Forest) and private ownership. • There is some timber cutting on the State Forest land and these lands are also used extensively for recreation. • The AuSable River flows through Grayling Township and the City of Grayling, heading east to Lake Huron. The AuSable is nationally known as one of the finest canoeing and trout fishing rivers in North America. • There are large areas of wetlands and lowland forest. While these areas help foster an abundant wildlife population, they also pose building constraints. • Soils within the City and Township are generally sandy, although mucks and other soil types exist. Many of the sandy soils permit rapid percolation of water and pollution on or near the surface can pose a threat to groundwater. • The topography around the City is generally fairly flat. However there are steep slopes in isolated parts of the Township, and there are bluffs along many segments of the AuSable River. HISTORIC AND CULTURAL RESOURCES The region's history is strongly related to lumbering, which flourished in the mid to late nineteenth century. From the region, logs could be floated east down the City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-8 AuSable River and further west down the Manistee River (not within Grayling Township). Features relating to the history of the area which remain include: • The large homes of several lumber barons remain on Peninsular Street. Nineteenth century and early twentieth century storefronts remain in the business section (Photo 6). • Hartwick Pines State Park, located just north of the City, in the northern part of the Township, is the last remaining stand of virgin white pine in the lower peninsula of Michigan. The Park contains a lumbering museum and displays big-wheel log carriers, artifacts of the lumbering industry. • The landscape of the Township, while largely rural in appearance, shows that lumbering once took place in the region. Where there is forest cover, it is second growth--not mature. The forest is still recovering from fires in the last century that occurred during or following forest clearing for timber harvest. Regrowth takes a long time on the poorer, sandy soils that are characteristic of much of the region. There are also many clearings where fires have occurred within the last fifty years, or where the forest has remained cleared due to failed farming attempts. • Other historic structures, especially homes, are scattered along the AuSable and in older City neighborhoods. No large concentrations of historic structures remams. station 8:\winword\grayling\graych2.doc City of Grayling/Grayling Township Master Plan Chapter Two : Community Character �Map 2-1 GRAYLING TOWNSHIF City of Grayling & . Grayling Township Master Plan Project North~ Public Lands (State and Federal) ~tE::; Privately Owned Land - City of Grayling Boundary • Grayling Township Boundary '& NTIAL it 1! * * MAJOR NODES MINOR NODES �2-9 Map 2-1 Community Character City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-10 Map 2-2 Fire Risk Areas City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �3-1 Chapter Three TRENDS AND CONDITIONS INTRODUCTION The existing conditions of the City of Grayling and Grayling Township reflect considerable growth over the past two decades. The attraction of northern Michigan has brought new people and businesses to the Grayling area, and it has also brought many more people through Grayling on their way to other northern tourist, retirement and second home locations. This chapter examines what those changes have been, and what changes there might still be if recent trends continue into the future. Most of the data presented was compiled by the Northeast Michigan Council of Governments. POPULATION The City of Grayling grew 8.5% to 1,944 persons between 1980 and 1990. Grayling Township grew at a rate of 40.5 % to 5,647 persons in the same period. Altogether, 1780 more persons lived in the City and Township in 1990 compared to 1980. This is 63.7% of the total population growth in the County during this period. Forty-six percent of all the people living in Crawford County resided in Grayling Township in 1990, while 16% lived in the City of Graying. Population estimates provided by the Michigan Department of Management and Budget and the U.S. Bureau of the Census through the Federal-State Cooperative Program for Population Estimates place the populations of the City and Township at 2,259 and 5,994 in 1994 respectively. See Table 3-1. These estimates show population growth in the City at an increased rate (8.5%) for the City and at a slower rate for the Township (6.1 %) between 1990 and 1994. Together, there are an estimated 499 new residents residing in the City and Township together since 1994. Both the City and the Township have over a quarter of their populations under 25 years of age. While communities in the northern tier of counties of Michigan generally have a high percentage of the population 65 years or older, Grayling Township had only 11.9% of the population 65 years of age or older. This is close to the State average of about 12%. The City of Grayling has an older population, with 20.9% 65 years of age or older. See Table 3-2. The populations of the City and Township are over 94% white. Blacks, Native Americans and Hispanics comprise most of the non-white population. City of Grayling/Grayling Township Master Plan Chapter Three: Trends and Conditions �Table 3-1 CRAWFORD COUNTY LOCAL UNITS POPULATION: 1980 - 1994 1990 POP. MUNICIPALITY 1980 POP. 1990 POP. 1994 POP. MUNICIPALITY Crawford Cotmty 9,465 12,260 13,387 Grayling Twp. 4,019 5,647 5,994 Beaver Creek Twp. 745 1,175 1,297 Lovells Twp. 316 420 408 Frederic Twp. 1,142 1,287 1,408 Maple Forest Twp. 355 407 443 Grayling City 1,792 1,944 2.259 S. Branch Twp. 1,096 1,380 1,578 1980 POP. 1994 POP. Source: 1980 and 1990: U.S. Bureau of the Census; 1994: Population estimates developed by the U.S. Bureau of the Census through the Federal-State Cooperative Program for Population Estimates. Population estimates are approximations, and are not accurate to the last digit reported. Table 3-2 CRAWFORD COUNTY AGE DISTRIBUTION - 1990 MUNICIPALITY <5 Yrs. %* 5-17 Yrs. %* 18-24 Yrs. %* 25-44 Yrs. %• 45-64 Yrs. %* 65 Yrs. &> %* Beaver Creek Twp. 70 6.0 224 19.1 79 6.7 348 29.6 285 24.2 169 14.4 Frederic Township 94 7.3 277 21.5 97 7.5 384 29.8 272 .21.l 163 12.7 Grayling City 161 8.3 352 18.1 175 9.0 509 26.2 341 17.5 406 20.9 Grayling Township 445 7.9 1,082 19.2 516 9.1 1,853 32.8 1,098 19.4 653 11.6 Lovells Twp. 12 2.9 38 9.0 27 6.4 82 19.5 126 30.0 135 32.1 Maple Forest Twp. 28 6.9 82 20.l 29 7.1 105 25.8 102 25.l 61 15.0 S. Branch Twp. 91 6.6 245 17.7 84 6.1 352 25.5 368 26.7 240 17.4 Crawford C0tmty 901 1.3 2.300 18.8 1,007 8.2 3,633 29.6 2,592 21.1 1,827 Source: U.S. Bureau of lbe Census • Figure shows lbe percentage each age grouping represents of the local unit's total population. City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions I l i 14.9 : �3-3 There are 390 persons between the ages of 16 and 64 in the Grayling area with work disabilities, and 166 persons in the same age group unable to work due to disabilities. The percentage of persons between the ages of 16 and 64 with work disabilities is 15% in the City of Grayling and 7 .3% in Grayling Township. The percentage of persons in the same age group unable to work are 6.7% and 3.0% respectively. The Grayling area has a relatively low household size compared to the rest of the State. The number of persons per household was 2.66 in 1990 for the City of Grayling and 2.95 for Grayling Township. These represent declines of -9 % and -28 % between 1980 and 1990 respectively. ECONOMIC The City of Grayling and Grayling Township show signs of distressed economic conditions among its population. • The median family income for both the City ($20,906) and the Township ($28,750) is below the State average (($36,652). • The City of Grayling's poverty rate (26.2%) of all persons was higher than the State average of 13.1 %, but Grayling Township's rate (8.1 %) was lower. (See Table 3-3.) Employment is high in the Grayling area, as it is state wide in 1996. There are 670 and 2954 persons employed in the City and Township respectively. According to NEMCOG figures for 1990, the largest employment sector is service. This sector is highly dependent on the hospital for its large numbers. Government employment is also a large sector, as is retail. The National Guard base and training facility and county government contributes to the size of the government sector. See Figure 3-1 for employment figures by sector for the County from 1983-1992. PROJECTIONS If population continues to grow at the rate between 1980 and 1990, the population in the City of Grayling will be 2,400 in the year 2020; a 23% increase from 1990. If the explosive growth in the Township between 1980 and 1990 were to continue, the Township population would rise to 10,531 persons in 2020; and 86% increase from 1990 (see Table 3-4). In contrast, if population were to increase at the rate between 1990 and 1994, then the City population in 2020 would be 4,307 (a 122% increase) and in the Township it would be 8,250 (a 46% increase). It is most reasonable to assume a rate of population growth between these two projections. For example, the state as a whole is projected to grow about 11.8% between 1990 and 2020. City of Grayling/Grayling Township Master Plan Chapter Three: Trends and Conditions �Table 3-3 CRAWFORD COUNfY POVERTY CHARACTERISTICS: 1990 Percent below poverty: MUNICIPALITY Persons 65 yrs. & > All Persons Female Households with children < 18 yrs. Beavez Creek Township 14.4% 6.5% 73.3% Frederic Township 18.7% 7.2% 85.7% Grayling City 26.2% 27.4% 59.4% Grayling Township 8.1% 7.8% 25.9% Lovells Township 18.0% 15.9% 71.4% Maple Forest Township 21.1% 4.4% 0.0% S. Branch Township 17.2% 10.8 36.4% Crawford County 14.6% 11.8% 47.3% Source: U.S. Bureau of the Census Figure 3-1 WAGE & SALARY EMPLOYMENT BY SECTOR CRAWFORD COUNTY: 1983 - 1992 .., .......·"-... 1200 / ' .--r··_,,/--4 ,...,,,,._____,.._..--/' 1000 Jj ··... r--- -· •· · Mining/Const .~,; - - Retail ✓------- .... - - - - - - - - - 800 400 200 Lepnd --- Mfg. ,✓•• 800 tld I ··.. ------------ ____ J / / / - Serv. - Govt. _ _. . , _ _ _ _ . . . - - - - - _ .__ ••• ---►- ......... -· •• - - -- -·. -----►• - -- - - p• - ---- ~--· ..... , 0 ......__..----.-----r--......---------~-,--Grapldc l,y NEJ,tCOG City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions �3-5 If employment trends between 1985 and 1995 were to continue, Township employment would more than double to 5,469 persons and persons employed within the City would fall to zero. However, the City trend line is implausible and greatly affected by the closing of the Bear Archery plant. Since the City has an industrial park, available utilities and private property well located for jobs producing redevelopment, it is likely to modestly increase its employment while the Township is unlikely to realize significant employment gains without utilities and more private land appropriately sited for development. As a result, significant City-Township cooperation in pursuit of new job development will be necessary in order for both to be successful. For additional information and analysis on these and related socio-economic data, please consult Northeastern Michigan Growth Trends, published by the Northeast Michigan Council of Governments, P.O. Box 457, Gaylord, MI 49735, Phone (517) 732-3551. st.ation8 :\ winword\gray ling\graych3 .doc City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions �Table 3-4 A Projected Population Change in Grayling City and Township, 1980-2020 Total Percent Change Change 1980 Community 1990 19801990 19801990 Total Change Percent Change 2000 2010 2020 19902020 19902020 GRAYLING CITY 1,792 1,944 152 8% 2,096 2.2-18 2,400 456 23% GRAYLING TOWNSHIP 4,019 5,647 1,628 41% 7,275 8.903 10,531 .J,88-t 86% Projections are straight line based on /980-/990 data provided by the U.S. Census Bureau. Table 3-4 B Projected Population Change in Grayling City and Township, 1990-2020 Total Percent Change Change Total Percent Change Change 19902020 19902020 1990 Est. 1994 19901994 19901994 2000 2010 2020 GRAYLING CITY 1,944 2,259 315 16% 2,732 3,519 4,307 2,363 122% GRAYLING TOWNSHIP 5,647 5,994 347 6% 6,515 7,382 8,250 2,603 46% Community .-:::- Projections are straight line based on 1900 US Census data and 1994 Michigan Department of Managemenr and Budget estimates. City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions �4-1 Chapter Four EXISTING LAND USE INTRODUCTION This chapter discusses land use in the City of Grayling and Grayling Township in 1996. The information on the Existing Land Use Maps 4-1 and 4-2 was obtained from the City of Grayling, the Northeast Michigan Council of Governments (based on 1978 MiRIS data) and Grayling Township. The contents of these maps were verified by the City of Grayling and Grayling Township. Following are general land use attributes for these two communities: • The City of Grayling is located at a major crossroads in northern Michigan. Grayling is along Interstate 7 5 at the cross-state highway of M-72, which connects I-75 to Traverse City to the west and Mio and Harrisville/Alpena to the east. • While Grayling Township is large, the size of five townships or about 180 square miles, most of the land is publicly owned, and generally unavailable for private development. • Public land holdings are largely undeveloped and provide vast natural resource benefits to the area. • Most of the people in the two communities live in or near the City of Grayling or in a concentrated area near Lake Margarethe. The remaining area of Grayling Township is sparsely settled, except along M-72 east of Grayling and along the AuSable River. • Nearly all of the commercial and industrial activity is located in a concentrated area in and around the City of Grayling. There are scattered industrial sites around the City of Grayling and along Four Mile Road at the southern boundary of Grayling Township. A portion of this industrial activity is across Four Mile Road in Beaver Creek Township. • The AuSable River flows through the City of Grayling and Grayling Township. Segments of the River have resort housing lining the banks. • The public lands in Grayling Township have a complex array of cover types. This is due to differentiation of soils, topography and past human activity. Fire has been an important factor. Some aggregations of cover type are possible. The primary cover type is forest and includes both upland and lowland/wetland forests. There are large areas of Pine, especially Jack Pine. Other aggregations include open land and wetlands. • Portions of the public lands are used by the military for training exercises. Due to the danger involved in some of these exercises, such as artillery practice and tank City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �➔ -2 • maneuvers, some areas are restricted to military access. Separate military maps are available to delineate those areas. While the public lands in State and Federal forest ownership are also used for recreational purposes, improved recreational areas are located at various sites throughout the City and Township. The largest of these is Hartwick Pines State Park. In addition, an area of Military land (Hanson's Hills) is managed for recreational purposes by the County Recreation Department. Private recreation lands also exist. The land use/cover categories, mapped for Grayling Township and the City of Grayling, are described below. Note that not all categories are common to both maps. There is no low density residential land depicted on the City Existing Land Use Map (Map 4-1). • Low Density Residential. This is residential housing on large lots, about one acre or larger. Many are on five or ten acre or larger parcels. Some of these homes are located on long drives, away from the road and others are built close to the road, as strip residential. • Medium Density Residential. This category includes homes on half to one acre lots. Most of these are located close to the City or near Lake Margarethe. • High Density Single Family Residential. These homes are built on platted lots, usually on one quarter acre or less . • Commercial. These are retail, service establishments, such as restaurants, motels, gas stations and grocery stores. • Office. This category includes such businesses as doctor's offices, insurance agents and real estate offices. • Industrial. This category includes businesses that manufacture or assemble goods or process raw materials such as forest products. • Recreation. Recreation uses includes golf courses, parks and ski hills. • Public and Institutional. This category includes government offices, cemeteries, hospitals and schools. Maps 4-3 and 4-4 show the location of public facilities. • Wetlands. These lands have seasonably high water or standing water which generally makes them unbuildable. • Forest. These lands are covered by at least a 16% stand of trees. • Open lands. These are undeveloped lands which have less than a 16% tree cover. .-:- - Natural Resources In addition to the Existing Land Use/Cover Maps, there are two maps depicting natural features. See Maps 4-5 and 4-6. These are important attributes that could provide development limits or opportunities. Those features that are mapped include surface water features such as lakes, rivers and wetlands and steep slopes. No other features were ;.., City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �4-3 found to be particularly limiting in the Grayling area. Steep slopes (over 25%) do not occur frequently in the area. Lakes and rivers are prominent features which have already served to attract development where private ownership permits. Wetlands occur over broad areas of the Township and may serve to limit future development near the City. station8:\winword\grayling\graych4.doc City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �4-4 Map 4-1 Existing Land Use Grayling Township City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �4-5 Map 4-2 Existing Land Use City of Grayling ry City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �"' l ..,_ Map 4-3 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project ~ Public Lands (State and Federal) C=:] Privately Owned Land City of Gray11ng Boundary • • • Grayling Township Boundary Community Facilities 1. Township Hall 2. Crawford County Fairgrounds & Soccer Fields 3. Fish Hatchery 4. Hanson Hills Recreation Area ( :!I C: , ;it ~ 1 < :t:. ~ : ~ ~ .>.... } 5. Wakely Landing �0 a: >< 0 u ;:; RED T~ll HAWK LOOP :a: :z Map 4-4 CITY OF GRAYLING ~I!.\ \ City of Grayling & Grayling Township Master Plan Project I t-' I ~. Nortn1f --~-j\ CI: ~ a: \ w ;::. a: "-' ::::, LEO DR . Em ~ i 0 UJ V, D 161TH 8001,[J :c ,- ONLY z - a: - - Public Landi (ctty and County) Ctty of QrayHng BOWldaty 0 ENTRANCE Public and Institutional Facilities 1. Cemetery 2. City Well #1 3. CityWell#2 4. Elementary School 5. Middle School 6. City Hall 7. Fire Department 8. Water Tower 9. City Garage 10. Main Lift Station 11. Sewer Lagoons 12. County Building 13. County Library 14. County Garage 15. United states Post Office 16. Hospital 17. City Park .., I.. I ®I /' / ci': I ,- Vl ::::, I 0 ( ,~ .... ~ ::, I !::' a: @) ~ "" . ,,,_·, ---...... - . ~ •Sl,,r,:';1_,-:-,. :-... ' . -~~-- f. .. ,,_j~ -------- ~ . CX: I er ~ -c :It er -c UJ ...J u �4-6 Map 4-3 Public Facilities Grayling Township City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �-1--7 Map 4-4 Public Facilities City of Grayling City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �-l-8 Map4-5 Natural Features Grayling Township City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �-l-9 Map 4-6 Natural Features City of Grayling City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �5- 1 Chapter Five SPECIAL ISSUE ANALYSIS INTRODUCTION The City of Grayling and Grayling Township face a number of issues unique to the geographic region, the mix of land uses and ownership patterns, a mutual reliance on regional resources and largely separately functioning governments. This chapter discusses special issue areas by presenting information related to those issues and options for dealing with them. These issues were identified based on citizen input at the Futuring Town Meeting, via a survey of local leaders and from brainstorming sessions with City and Township elected officials and members of the Township Planning Commission. PUBLIC LANDS There are lands within the City and Township owned by all levels of government, from local City and Township to County, State and Federal. See Map 5-1 for the location of public lands within Grayling Township. Most of the land in the Township is under State and Federal ownership. State ownership includes a State Park, State Game Area, State Forest and State Military Board lands. Federal land is held in National Forest. Issues concerning State and Federal lands include: • The large State and Federal land ownership compared to private ownership which is seen as a potential limiting factor to private residential and economic development. • Large parcels of State owned lands are close to the City boundaries (although little is adjacent to it), and this is viewed as a barrier to additional development adjacent to the City. • State-owned lands located adjacent to interstate interchanges, such as at Four Mile Road and I-75, may have reduced usefulness for military or wildlife preserve purposes due to the proximity to high-use highways or other industrial and commercial land uses in close proximity. • Undeveloped State-owned lands contribute to the rural character of the region. • The rural character of most of the State owned land serves to attract both tourists and people who want to build second or retirement homes in the north woods. • The Military Board lands serve the National Guard training activities of Camp Grayling which helps drive the economy of the region and ensure military readiness. City of Grayling/Grayling Township Master Plan Chapter Fi ve : Special Issue Analysis �5-2 • • • The policies by which the state or Military relinquishes public lands. On some occasions sales have occurred when there can be a clear public purpose described and the particular parcels have no special value as a public resource. A more definite policy, based on planning that can be consistently applied is desired. A study for the private use of section 33, Township 26 North, Range 3 West, was performed that examined the feasibility of obtaining for private, industrial use, a section of State owned land on the north side of Four Mile Road. Some of the State lands (Hanson's Game Preserve) were donated to the State-they were not tax reversions--and have restrictive clauses as to their use. The following options are available to deal with public land issues: • Consolidate public lands, in which ownership of some State lands are released to the public and other private lands are obtained by the State. Generally, this is done so that isolated parcels of State owned lands, which are more difficult to manage are exchanged for privately owned parcels that are surrounded by State lands. The effect, on a map, would be to straighten out the boundaries of State holdings and filling in the holes. • Transfer ownership of certain State holdings to private owners. This, by itself, would result in the reduction of State owned lands within the Township and would have to serve a broader public purpose, like new job development. State land transfers should include, but not be limited to the following options, as appropriate in a particular situation: ceding land from the State to a local government, a 3-way trade and sale from the State to private interests at market value. • A combination approach in which some consolidation takes place and some transfer of ownership occurs. • Develop a strategy for use of military land at the airport for private job generating uses. The following strategies are recommended in dealing with public lands: • Prepare and then pursue a proposal to the State, based on the goals and objectives of this Plan, that identifies lands to be sold by the State, the eventual uses of those lands (such as for new job development) and a schedule for sale of the public lands. See Map 5-1 for the location of public lands recommended for exchange. • Coordinate the sale and development of those lands with incremental infrastructure expansion. • Develop a strategy for use of military land at the airport for private job generating uses. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-3 INDUSTRIAL DEVELOPMENT BETWEEN THE CITY OF GRAYLING AND FOUR MILE ROAD AT THE 1-75 INTERCHANGE The two largest pockets of industrial development in the Grayling area are at M72, in the industrial park just east of I-75 and on both sides of Four Mile Road just east of I-75. A portion of this latter area is in Grayling Township and the remainder is in Beaver Creek Township on the south side of Four Mile Road. See Maps 4-1 and 4-2 for the location of these industrial areas. Issues concerning these industrial areas include: • Grayling would benefit from an expansion of industrial development as part of a stimulation of the economy and job market. • There is limited land with adequate facilities available in or near the City for new industrial development. • The two most appropriate areas for expansion of industry are in these two areas because of the close proximity to the interstate highway and rail service. • City sewer and water are already provided to the industrial park within the City boundaries. • Most of the land between the two industrial areas is owned by the State. • A steep slope is the one natural feature that makes development more difficult in one portion of this area. The following options are available to deal with industrial development in this area: • Develop an industrial corridor between M-72 and Four Mile Road and east of I-75 (including section 33), either by a compact incremental expansion of the lands from both ends toward the middle, or from the North to South, or initiate construction of a new road paralleling I-75 first and, incremental utility expansion later. The respective City and Township Zoning Ordinances would need to be amended to reflect the future, industrial use of this area when appropriate. • Enter into an agreement with the State under which those lands between M-72 and Four Mile Road and east of I-75 would be sold for the purpose of an incremental expansion of the industrial park. • Redevelop other scattered industrial sites like the old Bear Archery facility. • Expand industrial development on military land at the Airport. The following strategies are recommended for improving industrial development: • Pursue an agreement with the State which specifies the terms under which those lands between M-72 and Four Mile Road and east of I-75 would be sold for the purpose of an incremental expansion of the industrial park. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-4 • • • Foster industrial growth in Grayling Township by expansion of the industrial park along 1-75 from M-72 in the City of Grayling south to Four Mile Road within the growth boundary (See Map 7-1 ). The growth boundary could extend across Four Mile Road into Beaver Creek Township. Direct industrial development to the area within the growth boundary shown on the Future Land Use Map (see Map 7-1) This includes an area to have direct access to Four Mile Road, including section 33. However, it does not permit development to extend beyond the proposed growth boundary in the Four Mile Road corridor. The industrial area within the growth boundary would have its own internal circulation connecting businesses in the northern area of the industrial park to the Four Mile Road interchange. Compact development within the area of the growth boundary to the east of the interchange would result in cost effective provision of public services and protection of rural character outside the growth boundary. Focus more energy on redevelopment of other scattered industrial sites like the old Bear Archery facility. Focus more energy on expanded industrial development on military land at the Airport. DEVELOPMENT ALONG FOUR MILE ROAD Four Mile Road is an east-west road that serves as the southern boundary for most of Grayling Township. There is an interstate highway interchange on Four Mile Road at I-75. The western end of Four Mile Road connects with Military Road, a north-south road that leads to Camp Grayling and M-72 to the north via a short segment of M-93. The eastern end of Four Mile Road ends about seven miles east of the interchange. The eastern edge of Grayling Township is about four miles beyond. Issues related to development along Four Mile Road include: • Both commercial and industrial development that is emerging along Four Mile Road benefit from access to the interstate highway via the interchange on Four Mile Road. • A considerable portion of the land on the Grayling Township side of Four Mile Road is State land, while a greater portion of the land on the south, or Beaver Creek Township, side of Four Mile Road is privately owned, limiting potential development of prime development land in Grayling Township. • Access for large trucks coming from the Mio area on M- 72, east of Grayling, to Four Mile Road and the interstate interchange is difficult due to connecting roads that are not built to a standard for truck traffic. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-5 • • Four Mile Road could serve as one segment of a truck bypass for downtown Grayling if a North-South connecting route, east of Four Mile Road were adequately improved There is interest in obtaining State land for private development (example is the study for the development of section 33, Township 26 North, Range 3 West) along Four Mile Road. However, this interest is piecemeal, and the State does not want to encourage uncoordinated development by selling lands without a coherent plan for the future. The following options are available and recommended to deal with this issue: • Improve one of the north-south roads connecting M-72 with Four Mile Road (either South Barker Lake Road or South Staley Lake Road). This would provide an improved connection to the interchange from areas to the east of Grayling and keep significant truck traffic off City streets. • Permit some enlargement of the highway oriented commercial node in the area of the Four Mile Road interchange, especially in the area immediately to the west of the interchange up to one mile from the interchange to the depth of the current commercial area. TRAIL CONNECTIONS The abundant natural resources in the Grayling area are accessible, in part, by hiking, cross-country ski, snowmobile, off-road vehicle and equestrian trails. See Map 5-2 for the location of existing trails. Issues concerning trails in the Grayling area include: • Existing trails are an important tourist draw, and help contribute to the local economy. They should be protected and enhanced. • While the trails also provide recreational opportunities for Grayling area residents, trail access requires cars to reach most trail heads. There are few opportunities for Grayling residents to access trails directly from their homes. • A large portion of State lands are used for military purposes, and some of those areas are restricted. They would be unsafe areas for trail development. Some trails do pass through unrestricted military lands. • The close proximity of residential property to non-motorized trails has, in experiences around the State, led to an increase in property values. • Some citizens believe that trails adjacent to their property are a detriment. The following options were considered regarding trails in the Grayling area: • The continued use, maintenance and expansion of links to existing trails in the Grayling area should continue to be supported by the City of Grayling and Grayling Township. City of Grayling/Grayl ing Township Master Plan Chapter Five: Special Issue Analysis �5-6 • • • Organizations that foster trail use and trail building would be invited to discuss trail needs and options for meeting those needs with the citizens of the City of Grayling and Grayling Township. New opportunities for trails and trail extensions on public lands could be explored with the Military Board, the Department of Natural Resources and the United States Forest Service as a part of the Northern Michigan Ecosystem Management Program. Property developers could be encouraged through the site plan review process to develop trail connections or to reserve space for future open space trail connections to other developments and existing or future trails. The following strategies are recommended for the improvement of trails as a tourist and quality of life asset of the Grayling area. • Support the continued use, maintenance and expansion of links to existing trails in the Grayling area. • Invite organizations that foster trail use and trail building to discuss trail needs and options for meeting those needs with the citizens of the City of Grayling and Grayling Township. • Explore new opportunities for trails and trail extensions on public lands with the Military Board, the Department of Natural Resources and the United States Forest Service as a part of the Northern Michigan Ecosystem Management Program. • Encourage property developers through design guidelines and the site plan review process to develop trail connections or to reserve space for future open space trail connections to other developments and existing or future trails. AFFORDABLE HOUSING The City of Grayling and Grayling Township have a mix of housing stock. However, most are modest in value (over half the owner occupied houses in the City were valued below $50,000 in 1990 according to the US Census). Due to relatively modest incomes of the work force, compared to Michigan and the rest of Crawford County, there needs to be an ample supply of affordable housing-especially if industrial expansion policies result in a substantial increase of new jobs. Issues related to affordable housing include: • There is a great need for affordable housing in the Grayling area. • Many houses are in need of repair, both within the City and in the Township. • The City already has built housing using federal monies for families requiring subsidized housing. These are managed by the City's Housing Commission. • There is a need for housing close to employment opportunities. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-7 • • The publicly owned housing is fairly close to the industrial park. Housing construction costs make the building of new affordable housing difficult. The following options are recommended to deal with this issue: • Promote fix-up programs to rehabilitate substandard housing as an alternative to new construction. • Enlist the aid of organizations such as Habitat for Humanity to renovate existing homes or to build new, infill housing. • Provide incentives to developers to build affordable housing like increasing permitted housing density in areas where services are adequate. • Prohibit the construction of low density housing within the growth boundaries so that lower cost, higher density housing can be built within or close to the City, saving land infrastructure and service costs. APPEARANCE The appearance of houses, businesses, public parks, streets and institutions has an effect on both the business climate and the quality of life of residents. Appearance is a factor of design quality of signs, buildings and landscaping; maintenance and repairs of buildings, signs, streets and sidewalks; the balance of man made and natural materials and cleanliness. Issues related to appearance include: • The Grayling area is uniquely beautiful in its natural setting of woods, rivers and lakes. • The City of Grayling and portions of the Township have historic buildings dating to the early logging and farming activities which provide important variety to the architecture of the community. • The design of signs, buildings and landscaping are often in contrast to the natural setting of the community, and are no more unique in Grayling than in most other Michigan communities. Grayling is becoming indistinguishable from other places. The appearance of building and developed areas in Grayling and Grayling township contrasts with the natural setting in the choice of materials, the style of architecture and signs and in the large amount of hard surfaces in and around developed areas. Often these contrasts are not attractive. • An indistinguishable community loses its attraction as a destination and then needs to rely on pass-through business for survival. • The condition of many houses in the City and Township is deteriorated, adding to a blighted appearance. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-8 The following options are available to deal with appearance issues: • Use design guidelines to illustrate how development and redevelopment can retain natural elements in the landscape. • Use design guidelines and education programs to illustrate good visual design principles. • Encourage good design in new development and redevelopment. • Stricter enforcement of codes and blight ordinances. The following strategies are recommended to deal with issues related to appearance: • Develop illustrated design guidelines to show property owners how to develop and maintain their properties in ways that contribute to an attractive and unique Grayling community. These guidelines would pertain to residences, businesses, industries and institutions. The guidelines should be in the form of suggestions, and would not have regulatory powers. • Enforce existing appearance and trash codes. • Develop incentive programs for property improvement, such as beautification awards. • Host workshops and conferences that present approaches for the community and individuals to protect and enhance community appearance (also called community character). OLD BEAR ARCHERY For decades Gray ling was synonymous with Bear Archery Company and Fred Bear. Some years ago the company moved south and the plant remained empty. The building is located on M-72, just west of the intersection with the Business Loop (James Street). It is within the City boundaries. Issues related to the Bear Archery Building and property are as follows: • The site, which is large and highly visible, is underutilized. • A small manufacturing company has moved into the back half of the building but the front half is underutilized. • Environmental clean-up requirements for industrial uses are minimal. They may also be minimal for commercial uses as well. There are more pros than cons to future use of the site. • The site, zoned commercial in the front and industrial in the back, is located in the middle of a commercial strip. • The site has prime commercial location. There are other industrial sites available. However, the back half may be suitable for continued industrial use. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-9 The following options are recommended for use in dealing with the old Bear Archery facility. • Rezone the property for commercial use. • Permit industrial uses on the site as a nonconforming use until vacated if rezoned commercial. • Assist property owners with environmental cleanup. MILITARY AIRPORT Adjacent to the north west boundary of the City of Grayling is the Grayling MacNamara Airport. The airport is occasionally used by the National Guard for its training and transport activities. Issues related to the military airport are as follows: • The airport contains underutilized land close to City services, a potential labor force, and nearby interstate highway interchanges. • The policies by which the Military permits use of public lands for private purposes. Leases have occurred when there can be a clear public purpose described. The following options are available for use in dealing with the military airport: • Seek an agreement with the State Military Board and the Federal government to use part of the military airport for private economic development. • Use portions of the airport, such as aircraft maintenance hangars, for private industrial use. Recommended strategies for dealing with this issue include: • Expanding private use of the facility, especially for industrial uses that need airport access. • Promote industrial development of portions of the airport property. DOWNTOWN DEVELOPMENT Downtown commercial activity occurs primarily along two crossing streets, Michigan Avenue and I-75 Business Loop (James Street). The old downtown of Grayling is primarily on the two blocks of Michigan A venue on either side of James Street. Issues related to the development of the downtown are as follows: • Exterior facades on many buildings are in a deteriorated condition. • Architectural integrity of many buildings to their period of construction is not consistent. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-10 • • Many of the businesses on Michigan Avenue are not directly adjacent to the 175 Business Loop, and consequently are not as visible to drive-through traffic. Business success in this location might be helped if more people lived close to the downtown. The following options are available to deal with this issue: • Conduct a facade improvement study, which should provide a range of design suggestions for increasing business visibility, improving the attractiveness and architectural integrity of downtown businesses. • Change the Zoning Ordinance to permit residences above commercial buildings as a way to enhance their long term viability and increase the market for goods & services. Recommended strategies for dealing with this issue include: • Improving exterior facades--retum to historic architecture where pertinent • Encouraging commercial use of buildings not office or unrelated uses • Encouraging, where feasible, upper floor residential use if adequate parking is available. UPDATE ZONING MAPS TO BE CONSISTENT WITH PLAN Both the City of Grayling and Grayling Township have zoning maps. The primary issue related to Zoning Maps and the Master Plan is: • reflect all of the land use designations illustrated in the Future Land Use Map. The options and recommended strategies available to deal with this issue include: • Prohibit the expansion of commercial zoning districts. The areas now zoned commercial are adequate to meet the commercial needs of residents and travelers to the Grayling area for the next 20 to 25 years if the projected population and employment became a reality. Premature expansion of commercial land use could lead to the decline of existing commercial areas and negative impacts on nearby residential or natural areas. • Permit only higher density single family and multi-family residential within the growth boundary. Low density single family residential housing within the growth boundary consumes large amounts of land that is expensive to service, does not support the extension of public services and limits affordable housing opportunities. • Permit only medium and low density single family residential uses on private lands outside the growth boundary. • Maintain an effective green buffer of public lands and undeveloped or sparsely developed private lands between compact development surrounding the City and the area of the Township beyond a green buffer. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-11 • Rezone land consistent with the Plan for more intensive use, only when the public services and facilities necessary to service the development are adequate. station8 :\ winword\gray ling\gra ych5 .doc City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �1 5-12 Map5-1 Public Lands in Grayling Township City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �Map 5-1 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project North 1r B Public Lands State and Federal) c=J Privately Owned Land - City of Grayling Boundary • • • Grayllng Township Boundary 1R POTENTIAL LAND EXCHANGES ~ STATE LANDS PROPOSED FOR EVENTUAL TRANSFER FOR PRIVATE DEVELOPMENT �-- Map 5-2 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project North if l.mffl c=J '.~ ..~ :........~i ~i~ , :za. .: /: --. -,~::.__;. Privately Owned Land City of Grayling Boundary • • Grayling Township Boundary • l i ; . . .. . •:: ,, Public Lands (State and Federal) 1£ Z:411~~~'%!f' K TR . Grayling Township Trails • • • • Michigan Trail Riders Association Horse and Hiking Trails ■ ■ ■ ■ ■ • Snowmobile Trails u. u �5-13 Map 5-2 Recreational Trails in Grayling Township City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �6-1 Chapter Six VISION STATEMENT, GOALS AND OBJECTIVES INTRODUCTION This chapter contains a common vision statement for Grayling Township and the City of Grayling plus goals and objectives to reach that vision. The vision statement describes a future that residents of the community would like to achieve. A vision-based plan is different from one that simply predicts trends and tries to accommodate them. A trendsbased plan may not reflect the kind of future residents really want. A vision-based plan provides direction to the community as it makes both short-term and long-term decisions about land use. A Vision for Grayling's Future Introduction Achieving a common vision for the future of Grayling Township and the City of Grayling is a critical part of development of a joint Master Plan. The following visioning statement began with comments made by Grayling Township and City of Grayling residents at a "Futuring" Town Meeting in May of 1996. Residents were asked to imagine themselves in Grayling Township and the City of Grayling, 20-25 years into the future. Residents were asked to describe what they "saw." These statements were recorded and compiled into the following vision statement, which was reviewed and refined by the Township Planning Commission, Township Board and City Council. When reading this vision it is necessary to mentally "transport" yourself 20-25 years into the future. The text is written presuming the year is 2020. This approach is intended to give a clear sense of direction, focusing community efforts toward achieving the future described in the vision. Vision Statement Grayling Township and the City of Grayling have moved into the 21st century as one of the most desirable places to live within Northern Michigan. This has been achieved in spite of the impacts of growth, which has concentrated new development in the relatively small area of privately owned land within the two jurisdictions. Residents and businesses in Grayling Township and the City of Grayling enjoy a rich quality of life and are reaping the benefits of commitments made years ago. The rich visual splendor of the natural environment, as well as social and economic characteristics of the community that initially attracted residents have not only been maintained over time, but enhanced. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-2 Beginning in 1996, coordinated proactive initiatives were undertaken which went well beyond common practice of the day in order to enhance the quality of life in the Township and the City. The results of this hard work are obvious to visitors and residents alike. The buzz word of planning in the 1990's was sustainability (meeting the needs of the present generation without compromising the ability of future generations to meet their own needs). Grayling Township and the City of Grayling have become a true reflection of sustainability, as evidenced by the qualities and conditions described below: The City of Grayling is known as a vibrant resort/commercial community of varied smallscale businesses, recreation services, small industries plus single family homes along treecovered streets. It has a charming, historic, small-town character in the midst of large tracts of northern Michigan forest. Entry into the community at the interchanges on I-75 and from Highway M-72 presents an attractive welcome, due to unique signs that reflect the historic flavor of the City and its compact settlement pattern set in the north woods. Grayling Township has large tracts of publicly owned land which is mostly forested. Quiet, tree-covered residential areas are tucked among the forests, next to Lake Margrethe and along the AuSable River. Attractive, thriving resort, commercial and industrial businesses are located adjacent to the City. The Grayling area maintains both visual and economic links to its heritage as a lumbering town and its present role as a destination recreation area. The visual character of the City and adjacent commercial areas within the Township is uncluttered and adorned with abundant natural features. Streets and public spaces are planted predominately with naturally occurring species of vegetation rather than ornamental species. Signs are fairly uniform in size, are made predominately of natural materials and are simple in design. Utilities are buried underground. Streets are paved and well maintained. Street lights adorn the City streets. The interchanges on 1-75 have been upgraded to standard all direction designs. Many businesses and public buildings reflect a period of the previous century, while more contemporary buildings reflect the northern Michigan setting and blend or accentuate nature. Buildings are attractive -- there are no eyesores. A considerable improvement in the appearance of land, homes and businesses occurred at the end of the century as neighbors helped neighbors clean up yards, paint old buildings and remove unneeded junk and other materials. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-3 Residents appreciate and are good stewards of the natural environment, protecting wetlands and floodplains from encroachment and from siltation or dumping. Riparian owners plant and maintain buffer vegetation that help maintain and improve water quality by filtering runoff and cooling flowing water. Lake Margrethe, the AuSable River and drains that flow into those water bodies are protected and flourish with natural vegetation along the banks and clean flowing water. A wide range of species contribute to both plant and animal diversity. Grayling Township and the City of Grayling are models of residential, commercial and industrial resource protection and havens for wildlife. The protection of natural features has resulted in an improved visual character of the community. The Township and City have thriving commercial, industrial and resort businesses that provide employment to support most families in the community. The former Bear Archery property has been redeveloped and the City's industrial park has been greatly expanded to the south. The Grayling area has the lowest unemployment and poverty rate in the State. More children stay in the area after high school graduation or return after college. There is sufficient competition among local stores to keep prices at an affordable level. Some State lands close to the City have been transferred to private ownership, according to a plan that resulted in additional development, businesses and jobs, without jeopardizing the stewardship interests in the State lands managed for the public benefit. The military base remains a strong physical and economic presence in the community and continues a tradition of mutually supportive activities with the City and Township. Many different affordable housing opportunities exist within the community and people do not have to commute long distances to work. Neighborhoods are very distinct and have strong associations that work to improve neighborhood quality. People in the City of Grayling and neighborhoods in surrounding Grayling Township exhibit a friendly, cooperative attitude, volunteerism abounds and there is a commitment to education and pride in their community. Students in Grayling receive a quality education that matches state and national standards. As a result of that education, and the emotional support and commitment of the community to everyone's self esteem, there is little or no crime, drug use, divorce or teen pregnancy. Health care and services for seniors is high quality. Pride in the community is shown through the constant upkeep of residences and businesses by individuals and the proper maintenance and snowplowing of roads by government road authorities. Residents are active in local government and are willing to pay for improvements to services that are needed. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-4 Important civic and recreational facilities, such as the High School, Mercy Hospital, Hartwick Pines State Park, the AuSable River and City and Township parks are connected to all the neighborhoods by bike paths. Targeted road improvements have improved traffic flow, reduced accidents and reduced travel time. Recreation is a major part of the Grayling area economy and quality of life. Trails for cross-country skiing, snowmobiling, biking and hiking provide multi-season recreation. Canoeing continues on a well-protected AuSable River. Fishing and hunting continues as important activities and there are plenty of fish and game. More people also come to the area for bird watching. An indoor sports complex with a swimming pool in the City provides year around fun for local residents. Goals and Objectives Introduction The following section lists goals and objectives for Grayling Township and the City of Grayling to accomplish in order that the vision be achieved. Goals describe what the community wants to achieve, and objectives are steps to reach those goals. Goal One The City of Grayling and Grayling Township are attractive, well planned communities with a coherent visual character reflecting its location and purpose. Objectives: • Develop design guidelines to show property owners how to protect and enhance buildings and grounds with improvements to signs, building facades, landscaping and parking areas. • Modify, adopt or support enforcement of ordinances that protect visual character, such as blight, noxious weed and sign ordinances. • Encourage compact residential and commercial development and re-development to parcels close to existing development. • Provide training for the Township Planning Commission, Township Board and City Council in how to better enforce ordinances. • Development of new and improved tourist destination attractions and supporting services within the City and Township. • Redevelopment and revitalization of the City commercial district. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-5 • • • • • • • • • Capitalize on the Township's unique natural resources as a means to promote growth and development in the area close to the City. Create a network of trails and walkways to link downtown, the community, and the AuSable River. Emphasize the downtown's historic character and river orientation while reinforcing its small town charm. Create an environment which is oriented to both water-based and land-based visitors. Establish the City as the major center for culture, entertainment and celebrations. Plant more trees along City streets and along highway entryways. Enforce existing appearance and trash codes. Develop incentive programs for property improvement, such as beautification awards. Host workshops and conferences that present approaches for the community and individuals to protect and enhance community appearance (also called community character). Goal Two The economic climate of the City of Grayling and Grayling Township supports full employment and all persons living above the poverty level. Objectives: • Create new jobs through retention and expansion of existing employers and the attraction of new companies. • Target both the light industrial and recreation sectors of the economy for new job creation. • Continue development of the industrial park to accommodate new and expanding business and manufacturing development. • Expand the business and industrial development marketing program to support business attraction and retention. • Support reuse and redevelopment of older industrial sites throughout the City and Township--especially the former Bear Archery property. • Continue to upgrade and enhance the City's transportation and infrastructure system to satisfy the needs of business, industry, tourists and residents. • Coordinate activities between Grayling Township, the City of Grayling and Crawford County as a means of supporting economic development initiatives area-wide and promoting a positive and strong image for the Grayling area. • Establish technical and educational support programs which match residents with industry needs. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-6 • • • • Develop a strategy for use of military land at the airport for private job generating uses. Pursue an agreement with the State which specifies the terms under which those State lands between M-72 and Four Mile Road and east of I-75 would be sold for the purpose of an incremental expansion of the industrial park and west and north of I-75 for future residential development. Improve one of the north-south roads connecting M-72 with Four Mile oad (either south Barker Lake Road or South Staley Lake Road). Enlarge the highway oriented commercial node in the area of the Four Mile Road interchange, especially in the area immediately to the west of the interchange up to one mile from the interchange, to the depth of the current commercial area. Goal Three Grayling Township and the City of Grayling, together, are a recreation destination and provide a wide range of recreation opportunities for local citizens and tourists. Objectives: • Enhance the natural beauty of the City by planting more vegetation, making its physical assets both accessible and memorable to visitors. • Coordinate local efforts with planners of State lands to enhance management for recreation. • Develop a Township Park with activities geared to families. • Develop an indoor recreation facility for area residents that includes a swimming pool. • Develop trail links between the City of Grayling and area facilities such as the High School, Mercy Hospital, the AuSable River, Hartwick Pines State Park, a new recreation facility and other recreation destinations. • Promote the Grayling area as a place which is attractive to resorters, destination vacationers and transient tourists alike. • Strengthen the diversity of shopping and recreational opportunities available to all visitors. • Maintain a high level of hospitality and service for residents and tourists alike. • Protect and improve public access to the lakefront and River. • Coordinate implementation of the County-wide recreation plan. • Coordinate with Camp Grayling the issue of access and improvements to the Hanson's Hill ski area. • Explore new opportunities for trails and trail extensions on public lands with the Military Board, the Department of Natural Resources and the United States Forest Service as a part of the Northern Michigan Ecosystem Management Program. City of Grayling/Grayling Township Master Plan Chapter Six: Vision , Goals and Objectives �6-7 • Encourage property developers through design guidelines and the site plan review process to develop trail connections or to reserve space for future open space trail connections to other developments and existing or future trails. Goal Four The highways, streets and roads in the Grayling area provide adequatf! transportation for the needs of local residents and businesses in all seasons. Objectives: • Develop a comprehensive transportation system which maximizes travel options, including the automobile, bike paths, sidewalks and River paths within the City and to key places in the Township. • Improve traffic safety along the main routes through the City of Grayling. • Improve the safety and efficiency of the City's street system. • Ensure adequate public and private parking is available to meet resident and visitor needs. • Alleviate truck traffic on the business loop and traffic congestion problems within the City during peak visitor travel periods. • Maintain the long term function and capacity of the City's arterial highway system as well as connecting roadways by working closely with MDOT, the County Road Commission and adjacent jurisdictions. • Improve interchanges along I-75 so they are all standard all direction designs, if feasible. • Improve one of the north-south roads connecting M-72 with Four Mile Road (either south Barker Lake Road or South Staley Lake Road) and extend Industrial Drive south to Four Mile Road. Goal Five The commercial areas of Grayling Township and the City of Grayling are economically healthy, contribute to the visual character of the community, and provide a wide range of goods and services at affordable prices. Objectives: • Maintain and improve the diversity of shopping opportunities. • Develop design guidelines to help merchants enhance the visual character of their businesses. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-8 • • • • • • • Create attractive, safe, convenient, and pleasurable pedestrian routes throughout the City's commercial area. Establish new residential development abutting the commercial areas of the City and Township. Encouraging, where feasible, upper floor residential use in the downtown if adequate parking is available. Identify and emphasize structures and places of historical and/or architectural significance to support and reinforce the special identity and character of the community. Create a network of green spaces, providing a focus and variety of experiences while enhancing comfort in the commercial areas. Define, maintain and buffer the edges of commercial areas as related to surrounding neighborhoods. Conduct a facade improvement study, which should provide a range of design suggestions for increasing business visibility, improving the attractiveness and architectural integrity of downtown businesses. Goal Six Grayling area communities have first-rate health care and senior services plus adequate sewer, electric and water service, police and fire protection and animal control. Objectives: • Provide comprehensive and cost effective police protection, fire protection and ambulance service. • Provide support services in locations convenient to all neighborhoods and residents. • Provide public/private self sufficiency programs for individuals with special needs. • Cooperate with the County in the provision of certain community facilities and programs, such as prisons and animal control. • Preserve the City's and Township's ability to satisfy long term solid waste disposal needs. • Maintain the City's sewer and water system and its capacity to satisfy future long term needs. • Coordinate underground infrastructure construction with road construction. • Bury all power, telephone and cable lines as the opportunity presents itself. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-9 Goal Seven The Grayling area has high-quality education for basic K-12 schooling, job training, adult education, post-high-school education opportunities and cultural/historical facilities. Objectives: • Develop and maintain high quality job training, continuing education and post-high school programs. • Promote parental involvement in school programs. • Promote business mentor programs and involvement in the schools. • Develop and maintain cultural/historical facilities in keeping with community support. Goal Eight The citizens of Grayling Township and the City of Grayling live in harmony with the environment. Objectives: • Grayling Township develops and promotes a community recycling program in conjunction with the City's existing program. • City and Township offices develop programs to recycle and to buy recycled products. • The Township develops a composting program in conjunction with the City program. • The City and Township promote and enforce practices to protect drains, creeks, rivers and lakes from chemical pollution, siltation and warming. Goal Nine Area natural resources, such as trees and water, are abundant and protected. Objectives: • Develop a vegetation management plan for the City of Grayling and residential areas of the Township that provides direction for residents in developing and perpetuating a tree canopy and other vegetation that contributes to a natural visual character. • Acquire easements (where possible) for public open space to the banks of rivers and lakes in developed areas and to wetlands, including buffers along edges of wetlands. • Develop design guidelines for sensitive natural areas for use by private property owners in managing their properties to protect natural resources. • Develop pedestrian and bicycle links between residential neighborhoods and the parks. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-10 Goal Ten The City of Grayling and Grayling Township enjoy responsive, responsible governments that are well coordinated and frequently interact with each other. Objectives: • Support uniform zoning, building and fire codes (as appropriate) and enforcement of those codes in both the City and the Township. • Adopt and administer compatible zoning along the City-Township border and Township border with other townships. • Evaluate and refine as needed, the City of Grayling and Grayling Township lot split ordinances. • Develop a region-wide transit system. • Coordinate efforts to promote the Grayling area to the mutual benefit of all jurisdictions. • Develop a set of common policies and programs which address issues larger than those of individual jurisdictions. • Work cooperatively towards maximizing County and State investment within the Area. • Support joint recreational efforts in both the City and the Township, and the local school system. • Develop a regional community center with an emphasis on youth programs. Goal Eleven Volunteers in Grayling Township and the City of Grayling stimulate enthusiasm for community interaction and help provide for those in need. Objectives: • Volunteer organizations in both Grayling and Grayling Township work cooperatively to identify and prioritize needs and to implement projects to address those needs. • Develop or enhance recognition programs for contribution of volunteers to the local community. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6- l l Goal Twelve Camp Grayling and the National Guard remain a substantial, positive part of the life of Grayling Township and the City of Grayling. Objective: • The City and Township continue to work with the National Guard, Camp Grayling administration to address issues of mutual concern in supportive ways. Goal Thirteen: Grayling Township and the City of Grayling have an adequate supply of quality, affordable housing. Objectives: • Promote fix-up programs to rehabilitate substandard housing as an alternative to new construction. • Enlist the aid of organizations such as Habitat for Humanity to renovate existing homes or to build new, infill housing. • Provide incentives to developers to build affordable housing like increasing permitted housing density in areas where services are adequate. • Prohibit the construction of low density housing within the growth boundaries so that lower cost, higher density housing can be built within or close to the City, saving land, infrastructure and service costs. stations :\winword\grayling\graych6 .doc City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �7-1 Chapter Seven FUTURE LAND USE INTRODUCTION Desired future land use arrangements may be difficult to understand if a community were to rely only on the vision statement, goals and objectives in Chapter Six. A generalized description of future land use arrangements that represents one consistent implementation of adopted goals, obj'ectives, and policies is a valuable aid. It is easiest to understand if accompanied with a map. This chapter presents Future Land Use Maps, policies and accompanying text to guide future land use decisions in addition to the vision statement, goals, objectives of Chapter Six. The Future Land Use Maps accompanying the description of future land use in this Chapter (see Map 7-1 and 7-2) seeks to anticipate community land use arrangements for 20-25 years (with the exception of the large industrial area between M-72 and Four Mile Road which is intended to met community needs for a much longer period). The Future Land Use Maps have been formulated based on information in the preceding chapters. The land use arrangements are based on analysis of existing land use, impacts of area trends, projected future land use needs if current trends continue, characteristics of vacant land, community needs for a strong employment base and the land use pattern suggested by the vision statement, goals and objectives. A few key planning and design principles were used to evaluate land use arrangements leading to this Plan. This Plan generally supports application of those principles well into the future. Areas of residential, commercial and industrial land within the growth boundary should be adequate to meet the needs of the community for many decades. Even with slightly different trends and projections, application of the same principles could lead to slightly different conclusions. However, these differences would be related more to the timing of particular land uses than their location or relative relationships to adjoining uses. For example, if a large mixed use development (e.g. 100 single family dwelling units plus some commercial) were built near the City or if a large single employer would enter the scene (e.g. a forest resources-based facility) land use arrangements in this Plan should be able to accommodate them. However, because of changing conditions, it is crucial that this Plan be regularly reviewed and updated at least once each five years to insure its continued relevance in guiding future land use change. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-2 PLANNING AND DESIGN PRINCIPLES Future land use arrangements were determined based on compatibility with surrounding land uses, natural capacity of the land for particular uses, availability of necessary infrastructure and services and consistency with the vision statement, goals and objectives. The following planning and design principles are the technical foundation in support of the proposed land use arrangements graphically depicted on Maps 7-1 and 7-2. The planning principles listed below are implemented primarily through zoning regulations and applied during the site plan review process. These principles are consistent with the vision statement, goals and objectives in Chapter Six and should, along with the relevant land use policies in this and the next chapter, be a key basis for reviewing any subsequent changes to the proposed Future Land Use Maps. These planning principles are: • Protection of Public Health and Safety • Conservation of Sensitive Natural Resources • Environmental Protection • Minimizing Public Service Costs • Efficiency and Convenience in Meeting Land Use Needs • Insuring Compatibility Between Land Uses (Nuisance Prevention) • Sustaining a Job Base Adequate to Support Families. Often a land use decision based on one principle also advances another. For example, prevention of filling or construction on floodplains protects public health and safety, conserves natural resources, protects the environment, and minimizes public service costs (especially for relief efforts). It may also create a valuable buffer or open space between uses and hence helps insure compatibility. Protection of Public Health and Safety Key situations in which this principle is applied include: • A voiding construction or altering construction in areas which present natural hazards. In the Grayling area the primary natural risk is from forest fire and homes built among Jack Pine should have adequate access for emergency response vehicles. There are also areas of wetlands (soils not well suited for support of foundations) and soils with a high potential for groundwater contamination. • A voiding construction in areas with soils contaminated by hazardous and/or toxic waste until after they have been safely cleaned up and certified for reuse. • A void construction in flood prone areas City of Grayling/Grayling Township Master Plan Chapter Seven : Future Land Use �7-3 • A voiding strip development with too many driveways close together in order to prevent congestion and traffic accidents. Conservation of Sensitive Natural Resources Failure to consciously protect sensitive natural resources exposes a community to the risk of destruction of those resources which are often the foundation for an area's character and quality of life. Sensitive natural resources include wetlands, natural rivers, areas supporting an abundance and diversity of wildlife, and unique wooded lands. Poorly planned development in or near these areas can not only destroy the resource and the natural character of the area, but can also result in higher public service costs and gradual degradation of an area's tourism potential. Environmental Protection This principle aims at preventing pollution, impairment, or destruction of the environment. While there is considerable overlap with natural resource conservation issues, environmental protection measures focus primarily on air and water quality, and the impact of activities where the water meets the land. Environmental quality is best preserved by planning for appropriate land use activities in and near the waterfront and preventing contamination of air, soil and water. This usually means conducting environmental impact assessments before undertaking certain projects and insuring conformance with all applicable Federal, State and local environmental regulations as new development or redevelopment occurs. Minimizing Public Service Costs Public service costs may be minimized by encouraging new land uses where existing infrastructure is not used to capacity and where expansion can be most economically supplied. This also results in compact settlement patterns, prevents sprawl, and is usually favored by taxpayers because it results in the lowest public service costs both for construction and maintenance. Efficiency and Convenience in Meeting Land Use Needs To be efficient in meeting future land use needs, existing infrastructure must be optimally used and infrastructure expansion must occur in a manner which keeps the costs low. It also means locating future land uses so that travel between activity centers is minimized, for example, building schools, neighborhood commercial development, and day care facilities, ne,ar the residential areas they serve. This saves municipal costs on initial facility and road construction as well as on future maintenance. Because trips are shorter, it reduces everyone's gasoline expenditures, and conserves fossil fuel supplies for future use. It also reduces travel times and if auto, pedestrian and bicycle travel are planned for, it increases modal opportunities. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-4 Insuring Compatibility Between Land Uses A central objective of land use planning is to locate future land uses so that they are compatible with one another. This prevents future nuisance situations between adjacent land uses, such as loud sounds, ground vibrations, dust, bright lights, restricted air flow, shadows, odors, traffic, and similar impacts. A few obvious examples of incompatible land uses include factories, drive-in establishments, or auto repair facilities adjacent to single family homes. With proper planning, land uses can be tiered to buffer impacts and orderly development can occur. Examples include: commercial service establishments on highway frontage with backlot wholesale, storage, or office uses abutting a residential area; or single family residential uses adjacent to park and recreation areas. Sustaining a Job Base Adequate to Support Families A community that has a safe, quality environment, efficient services, and has compatible land uses may not remain a good place to live without a job base that offers sufficient wages to support families. While not all jobs that support families living in Grayling need to be located within Grayling because of excellent transportation facilities connecting to other job markets, without an enlarging job base in the City, growing public service costs must be spread across homeowners in greater proportions in the future. Applying Planning Principles Community Character When applying the above planning principles to new development proposals, one of the key considerations is compatibility with the character of existing development in an area. In describing the character of Grayling, many descriptive words and phrases come to mind, among them: quiet, friendly, clean, small town, bountiful natural assets of water and woods, and good location. Chapter Two documents the existing community character of Grayling. Development Almost all of the land in private ownership in the City of Grayling is developed. The City should use zoning and public improvements to continue to insure that these lands are neither over-developed nor under-developed, and that new development is compatible with adjacent, existing development. The Township and the City should work together to insure that higher density development occurs within the growth boundary and only limited, low density development occurs outside the growth boundary. As new development occurs on vacant land and on land abutting City limits, special efforts should be taken to place each project in the context of the whole City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-5 community and not view it as an isolated element. Each new development should blend with the natural and built environment around it, be linked to it in safe and convenient ways and contribute to the unique small town character of Grayling and the rural character of Grayling Township that is widely recognized and enjoyed by so many. Tourism A sustained tourist-oriented business sector is something that many Grayling business owners want to continue. Yet the increased activity and congestion that . go with successful tourism are characteristics which may negatively impact on abutting neighborhoods. New tourist related downtown development and associated infrastructure improvements need to be planned so as to support the improved quality of (rather than diminish the quality of) abutting neighborhoods. Blending the Resort Areas with the Year-Round Community There will probably always be a division within the community between resort and seasonal areas and year-round areas. Recognizing the importance of each and fair representation of both in community decision making will be an ongoing challenge in making future land use and infrastructure decisions. Achieving and maintaining a balance will be the key to long term success. The existing commercial and residential areas are generally well separated and the demarcation lines are fairly clear. It will be important that they remain essentially where they are as far as new commercial activity, or the necessary balance may be lost. Year-Round Employment/Industrial Development Historically, Grayling has had a mixed source of employment: seasonal service related to tourism, manufacturing and government. Recent developments have helped produce a more balanced, year-round mix of employment opportunities. Winter tourism activities are steadily drawing more people through northern Michigan towns such as Grayling. New industries in Beaver Creek Township to the south of Grayling are a sign of interest in locating in the Grayling area. The hospital has become a major employer in Grayling. New industrial development is both needed and desirable. There are appropriate locations available, and the City should continue its efforts to market this space, add to it as needed, and insure that improvements in quality of life are maintained and improved to help attract good employers. FUTURE LAND USE The mapping of future land use is a pictorial extension of the vision statement, goals and objectives stated in this Plan. Land use is the primary purpose for which a parcel of land is occupied. This Plan is designed to promote orderly development and ensure that appropriate areas are available for all classes of land uses City of Grayling/Grayling Townsh ip Master Plan Chapter Seven : Future Land Use �7-6 anticipated to be needed within the planning area during the planning period (roughly 20-25 years) based on existing trends and a community vision for the future. This Comprehensive Plan promotes orderly development in a number of other ways. Home owners can invest in their properties with protection from the intrusion and impact of incompatible uses in the neighborhood. Overcrowding can be avoided. The City and utility companies can adequately plan for the services needed in (re)developing areas and ensure that adequate land has been anticipated for all necessary uses. The land use/cover categories, mapped for Grayling Township and the City of Grayling on Maps 7-1 and 7-2, are described as follows: • Low Density Residential. This is residential housing on large lots, about one acre or larger. Many are on five to ten acre or larger parcels. Some of these homes are located on long drives, away from the road and others are built close to the road, as strip residential. Additional, low density residential development is planned only in Grayling Township, and is not planned for any land within the Growth Boundary. • Medium Density Residential. This category includes homes on half to one acre lots. Most of these are located close to the city or near Lake Margarethe or along the river. • High Density Single Family Residential. These homes are built on city lots, usually on one quarter acre or less. • Commercial. These are retail and service establishments, such as restaurants, motels, gas stations and grocery stores. • Office. This category includes such businesses as doctor's offices, insurance agents and real estate offices. • Industrial. This category includes businesses that manufacture or assemble goods or process raw materials such as forest products. • Recreation. Recreation uses includes golf courses, parks and ski hills. • Public and Institutional. This category includes government offices, cemeteries, hospitals and schools. • Wetlands. These lands have seasonably high water or standing water which generally makes them unbuildable. • Forest. These lands are covered by at least a 16% stand of trees. • Open lands. These are undeveloped lands which have less than a 16% tree cover. Note: Not all of these categories are represented on both the City and Township Existing Land Use/Cover Maps. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-7 LAND USE POLICIES POLICIES Policies are statements to guide the C1ty Council, Township Board, Township Planning Commission, other boards, authorities and departments in making decisions and developing programs to serve citizens. Following are land use policies developed based on the vision statement, goals and objectives to guide future land use decisions in the City of Grayling and Grayling Township. The policies are organized by general category. Environmentally Sensitive Areas These areas include wetlands, floodplains, steep slopes (generally along the AuSable) and special wildlife habitats. It is the p~licy of the City of Grayling and Grayling Township to: • Preserve environmentally sensitive areas and use them for passive recreation, open space, flood storage and hunting (where compatible with adjacent land uses). ·• Avoid construction on environmentally sensitive lands. Developers shall build on uplands where construction will not damage steep slopes and nearby wetlands or floodplains. • Permit only very low density residential development on large lots on privately owned areas of environmentally sensitive lands. High Fire Risk Areas Large portions of Grayling Township contain pine forests in which the predominant species is Jack Pine. These areas are at high risk for fires and for fires that spread rapidly. See Map 2-1. Homes built in those areas are especially at risk from fire and historically, have often been built with limited accessibility for emergency vehicles. It is the policy of Grayling Township to: • Permit only very low density residential development in High Fire Risk Areas on large wide lots (10 acre minimum) • Encourage State land managers to only permit passive recreation and hunting rather than activities that could promote fires in these areas • Promote only those road improvements that can help ensure safe emergency access to remote properties • Clear Jack Pine and large canopy trees away from residences in fire-prone areas. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-8 Waterfront Areas There are two common types of waterfront properties in the Grayling area. These are lakefront, on Lake Margarethe and riverfront, along the AuSable River. Development that places large areas of impervious surfaces adjacent to water bodies tends to contribute to the degradation of water quality through increases in sediments, oils, chemicals and temperature both during and following completion of construction. It is the policy of Grayling and Grayling Township to: • Permit the division of land for residential development only into low density, wide lots, along waterfront in the Township and on smaller lots in the City • Permit construction only above the floodplain • Encourage property owners to plant greenbelts along the shoreline of both lakefront and riverfront properties • Ensure that land di visions for residential areas allow enough lot area for safe septic systems with adequate distance between septic systems and water wells. Other Residential Areas There are a variety of different residential neighborhoods in the Grayling area. Some of these are older neighborhoods within the City while others include subdivisions just outside the City and strips of houses along the rural roads. It is the policy of Grayling and Grayling Township to: • Encourage the highest density residential development within or close to the City on public sewer and water wherever possible • Limit lot size based on the septic suitability of soils, in areas that will not be on public sewer and water, increasing minimum lot size where necessary to prevent groundwater contamination • A void strip development in which houses line rural roads, decreasing traffic safety and decreasing rural character • Encourage residential development in planned subdivisions where houses can be placed for an efficient use of the land and public infrastructure • Encourage the design of residential subdivisions with pedestrian and bicycle links to commercial, recreation and institutional uses • Encourage the rehabilitation or redevelopment of substandard housing. Commercial Areas Gas stations, convenience stores, restaurants, specialty shops and motels line several of the streets in the City of Grayling and Grayling Township. In the Township, such commercial areas are located primarily adjacent to the City. Commercial businesses are an important part of the lifeblood of the community. The Grayling area has enough commercially zoned land to meet citizen needs for several decades. It is important to maintain a critical mass of commercial City of Grayling/Grayling Township Master Plan Chapter Seven : Future Land Use �7-9 enterprises in the existing commercial areas in order to ensure their long term viability. It is the policy of Grayling and Grayling Township to:. • Prevent new commercial development outside of planned areas • A void new strip commercial development that would serve to destroy the rural character of the community • Encourage more intensive redevelopment of existing commercial areas. • Permit the expansion of the commercial node at the I-75 and Four Mile Road interchange to expand up to one mile west of the interchange to a depth of the current commercial development. Industrial Areas Manufacturing, assembly and warehousing businesses are an important and, hopefully, growing part of the Grayling economy. Industrial uses are (in 1997) somewhat scattered into several industrial areas. There is existing space available in industrial parks. A few old industrial sites and the military airport are underutilized. Yet space for future job growth is inadequate. It is the policy of Grayling and Grayling Township to: • Encourage more industrial development on the military airport property • Expand industrial use contiguous to existing industrial areas • Plan incremental expansion of the industrial area between M-72 and Four Mile Road as South Barker Lake Road or South Staley Lake Road is extended and public sewer and water services are available • Reserve space for expansion of the sewage lagoons to accommodate new development. Park & Recreation Grayling is in the middle of one of the State's prime recreation areas. However, much of that recreation land is primarily available for hunting, fishing and canoeing, and to improve the quality of life for residents, there also needs to be playgrounds for children, ball fields and places for families to walk and ride their bikes close to their homes. Some of these needs are met by the public schools, the City of Grayling and the County Recreation Authority. It is the policy of Grayling and Grayling Township to: • Provide for parks and recreation space as new residential development occurs, both as part of the design of new subdivisions and as separate public parks • Link residential development to commercial, recreation and institutional uses with a network of trails and bike paths. Institutional Areas Schools, government offices and other services such as hospitals help citizens to meet personal needs, to function as a society and to have a good quality of life. It City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-10 is important that these institutions be located where they are readily available to the people they serve. It is the policy of Grayling and Grayling Township to: • Encourage all new schools to be built within or immediately adjacent to the City or an existing school facility • Encourage new medical and related services to locate adjacent or near to the existing hospital as provided in the Zoning Ordinance • Encourage all other new public and related institutional buildings to be erected within or immediately adjacent to the City unless a service response time (like a forest fire station) requires another location. Public Lands Grayling Township has more of the land within its borders owned by the public than by private land owners. This serves to provide a beneficial resource to a wide variety of individuals and businesses. It also limits the choices for locating new development. State and federal land policies make it possible for public lands to be sold to individuals and businesses, although in a limited amount and only for a purpose that serves the public good. One such public good would be to make land available for industrial expansion if the new industrial development does not harm existing business nor community and natural resources, and is phased coincident to the provision of adequate roads, sewer, water and related public services. It is the policy of Grayling and Grayling Township to: • Develop an official agreement with the appropriate State and federal agencies for sale of certain State lands for private development consistent with the land use, infrastructure and staging policies in this Plan. Community Character One aspect of the quality of life of a community is its visual character. A community that is an attractive place to live is better able to compete for business development, since those businesses will have an easier time attracting good workers and customers. It is the policy of Grayling and Grayling Township to: • Encourage annual clean-up/fix-up programs • Encourage preservation of the historic character of older structures • Preserve views to natural areas from public streets and other public property • Maintain natural vegetation along rivers/streams and lakes • Plant more trees in the City and along public roads • Encourage landscaping of parking lots and areas along public roads • Encourage parking on side and back of new buildings, not in front • Maintain existing parallel access roads along the I-75 South business loop and add along M-72 as the opportunity presents itself • Encourage improvement of the visual appearance of "out of character" buildings in downtown Grayling City of Grayling/Grayling Township Master Plan Chaµter Seven : Future Land Use �7- 11 • • • Initiate more beautification efforts in downtown Grayling and along other commercial strips Improve the image of the community as is presented at entry ways Preserve natural features and sensitive lands as new development occurs. station8 :\ winword\gray Ii ng\graych 7 .doc City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7- 12 Map 7-1 Grayling Township Future Land Use City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-13 Map 7-2 City of Grayling Future Land Use City of Grayling/Grayling Township Master Plan Chapter Seven : Future Land Use �8-1 Chapter Eight PUBLIC SERVICES & INTERGOVERNlVIENTAL COORDINATION PLAN INTRODUCTION AND PURPOSE The Future Land Use Plan discussed in Chapter Seven describes the desired pattern of land development throughout the City and Township through the establishment of land uses and densities for areas with common characteristics. The Public Services Plan described in this Chapter identifies the manner and degree to which public infrastructure and services are to be provided within the City and Township areas adjacent to the City to support the planned future land use pattern. Public services and related infrastructure include sewage disposal and potable water, streets and roads, police and fire protection, recreation, and general government services. Because the character and feasibility of land development is directly affected by the extent to which public services are available, the Public Services Plan works hand-in-hand with the Future Land Use Plan and is a critical element of the City of Grayling/Grayling Township Master Plan. OVERVIEW OF PUBLIC SERVICES Policy Basis The Public Services Plan is based on the principle of new development occurring concurrent with or after the public services necessary to serve it are in place. It is the specific intent of the Public Services Plan to minimize opportunities for the leapfrogging of more intensive development into the areas of Grayling Township that lack adequate infrastructure or are unsuitable to accommodate intensive development. The Public Services Plan consists of two policy strategies. The first identifies, by geographic areas, the relative level of new or expanded services. To this end, the Public Services Plan is based upon both the current and future planned land use pattern in the City and adjoining lands in Grayling Township. The expansion or introduction of increased 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 types, intensities or densities that the availability of adequate public services is crucial. The extension of public services will be limited to those areas delineated by the growth boundary on the Future Land Use Map. The City and Township will each base its future capital City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-2 improvement projects, and the expenditure of funds for such projects, upon this policy. The second level of policy strategy addresses future decisions regarding improvements to the City's and Township's respective delivery of individual public services in response to existing conditions and anticipated needs. Collectively, these two policy strategies formulate the manner by which, and conditions upon which, future improvements should be made regarding public services. It is the policy of this Plan that all major public facility improvements be included in the capital improvement program (CIP) of the City or Township (or both if relevant). The Public Services Strategy calls for a future public services pattern quite different than the current pattern that is primarily within the City limits. Planned expansion of City services into discrete portions of Grayling Township is anticipated. The new areas served will be considered "partial urban service" areas until annexed to the City or until a full complement of urban services are made available by a P.A. 425 or other agreement. FULL AND PARTIAL URBAN PUBLIC SERVICES PROVISION The Future Land Use Maps (Map 7-1 and 7-2) depict the urban services area as ultimately expanded, by the year 2020 or beyond. It is also known as the growth boundary. This service district prescribes the extension of sewer and water to serve additional industrial and residential development. Urban Services A full complement of urban services are available to almost all developed properties within the City limits as of 1996. These urban services include paved roads, sidewalks, public water and sewer, electricity, gas, police, ambulance and fire protection. Partial Urban Services Partial urban services are available to those areas of Grayling Township which, in comparison to areas receiving full urban services, are generally characterized by lower development densities, less existing public infrastructure, lower public service levels, and the planned potential for a higher development density pattern on some currently undeveloped or underdeveloped lands. The future land use pattern within the area receiving partial urban services necessitates the need for a higher level of public services than exists in 1996 due to more businesses and homes and projected higher traffic volumes. In particular, lands receiving partial urban services are not capable of accommodating extensive commercial or industrial land uses, or significant high density residential development without City of Grayling/Grayling Townshi p Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-3 public sewer and water, improved roads, and better police, fire and ambulance service. This Plan recognizes that lands receiving partial urban services today may ultimately become part of the area receiving full urban service within the growth boundary. Incremental expansion of urban services as the need, opportunity and resources exists will be the principal vehicle for expansion of services outside the City limits. INDIVIDUAL PUBLIC SERVICE COMPONENTS Streets and Related Transportation As new residential, commercial, and industrial land uses are introduced into the City and Grayling Township, the need for a roadway network able to accommodate the increased traffic demand increases. Ultimately, improvements will be needed or the risk of congestion, vehicular and pedestrian hazards, longer travel time, higher auto "wear and tear," and a general decrease in the quality of road service will occur. Conversely, it must be recognized that an improved roadway network may well attract new or expanded intensive land uses which, in tum, place additional demand on the transportation network. Such change must be managed so that the rate of land use change does not overtax the ability of the City, Grayling Township, and Crawford County to make the necessary improvements. There is no recent comprehensive traffic count and accident data available with which to propose widespread street improvements. This is a need which the City and Township should address, in partnership with the County Road Commission. There are three major identified needs for improvements that can be recommended as part of this Plan. The first is to improve the interstate highway interchanges within the City. The second is to widen M-72 from the downtown westward to M93 in the Township. Eventually, it is hoped, M-72 will be improved between Grayling and Traverse City, providing sufficient lanes for passing throughout the whole stretch. The third improvement is a truck by-pass from M-72 east of Grayling to Four Mile Road. This could be accomplished by improving either South Barker Lake Road or South Staley Lake Road or by extending Industrial Drive through the industrial park to Four Mile Road. Interstate Interchanges There are four interchanges on I-75 serving the Grayling area. These are at: City of Grayling/Grayling Townsh ip Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-4 • • • • Four Mile Road (southernmost boundary of Grayling Township and northern boundary of Beaver Creek Township) I-75 Business Loop (South end of City) North Down River Road Hartwick Pines Road (northernmost interchange). The two interchanges within or adjacent to the City limits are not complete interchanges. The North Down River Road interchange only provides a southbound exit and a northbound entry. The I-75 Business Loop interchange only provides a northbound exit and a southbound entry. Persons stopping in Gray ling while traveling through to another destination have no "easy-off. easy-on interchange near the City. This is believed to deter some travelers from stopping. It was a source of concern in every group at the Futuring Town Meeting. There should be a four-way interchange at North Down River Road. Both City interchanges should be rebuilt to provide full access in all directions. In order to make best use of limited resources, these improvements should be made following the priority of improving the North Down River Road interchange first. The City and Township should also take whatever steps are necessary to retain railroad service and air service to the City, and where feasible, to expand the range of services available from these facilities. In addition, M-72 and the I-75 Business Loop through the City should be improved at the three-corner intersection of both roads and as the Business Loop (James Street) crosses the bridge over the AuSable. These safety improvements will also lessen congestion and help with traffic flow. In making these and related transportation improvements, the City, Township, County and State will respond to the greatest needs as financial resources become available, based upon the following: • The degree to which the improvement is needed to protect public health and safety or preserve or achieve full use of existing facilities. • The degree to which a project represents a logical extension of existing streets or roads within an area of the City according to its intended land use and services level. Sewer and Water The City of Grayling provides sewer and water service to an area roughly within the City boundaries. Public sewer and water service have the effect of promoting new industrial or residential development. Sewer and water extensions can be paid City of Grayling/Grayling Townshi p Master Plan C hapter Eight: Public Services & Intergovernmental Relati ons Plan �8-5 for by either the community as a whole or wholly or in part by the developers of property that would benefit from a sewer or water extension. The City of Grayling consumes about 843,000 gallons of water per day. The municipal system has a capacity of about 1,500,000 gallons per day. The municipal sewer system has a capacity of 550,000 gallons per day and is currently processing about 400,000 gallons per day. The provision of public sewer and water facilities should occur in conformance with the Future Land Use Plan and in the interest of the community's health, safety, and public welfare. Since much of the undeveloped land abutting the City is characterized by soils which, with some exceptions, permit septic systems on larger lots, the goal of permitting more intensive development of these lands will require public sewer and water. It is the policy of the City of Grayling and Grayling Township to: • Extend City sewer and water with the cost paid by the serviced property as the need exists and consistent with adopted City service policies • Identify areas for sewage lagoon expansion and new public water well construction and reserve land as the opportunity presents itself and revenues are available to pay for these new facilities • Establish and maintain a public sewer and water service boundary and then extend the boundary only as new development occurs consistent with the policies for the location and timing of new development. • Approve land development projects involving single family homes in the Township at no more than three dwelling units per acre in any zone allowing residences, and to not allow nonresidential development larger than 50 employees within the growth boundary unless connected to public sewer and water service. • Not extend City sewer and water outside the boundaries of the outer growth boundary, and inside only in a phased manner consistent with other pertinent policies in this Plan. '\ It is the policy of the Township of Grayling that areas outside the service boundary of City sewer and water be developed using on-site wells and septic systems or community well or packaged treatment systems approved according to standards of the Michigan Department of Environmental Quality and the County Health Department. City of Grayling/Grayling Townsh ip Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-6 Stormwater Management 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, as well as some flood potential. Though these conditions originate from site-specific circumstances, their cumulative impact can extend to the entire community and communities beyond if within the same watershed. Inadequate management of stormwater produced due to land development and urbanization threatens public health, safety, and welfare through life threatening flood conditions, contamination of groundwater resources, deterioration of water-based recreation facilities, and damage and loss of property values. In contrast, stormwater management aims to minimize flood conditions, and ensure the quality of runoff which is collected and ultimately discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) is adequate. S tormwater management has not been an acute concern to the Gray ling area due to the highly permeable, sandy soils, large areas of wetlands capable of holding large quantities of stormwater, and the relatively low intensity of development. Largescale development which is characteristic of some industries and commercial centers can create localized stormwater problems. It is the policy of the City of Grayling and Grayling Township that the following guidelines will be used in adequately controlling the quality and quantity of stormwater runoff associated with the introduction of new land uses: • Proposed land uses will not be permitted if and where the level of service currently provided by existing stormwater management infrastructure and/or existing drainage patterns would be decreased, unless necessary improvements to such infrastructure or natural drainage are first made. • The current level of service may vary from one site to another but will be generally defined as the rate, quantity, and quality of pre-development stormwater runoff. • All new and existing land uses must comply with all City, Township, County, State, and Federal regulations regarding stormwater management and soil erosion. • All proposed and existing land uses located on sites with slopes of 12% or greater shall take and maintain aggressive measures to inhibit the erosion of soils and sedimentation. City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-7 Support Services and Buildings 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, ambulance and fire protection and general government services such as tax assessment, cemetery care, code administration 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 that of sewer, water, and street services. As community growth and land development increases, so does the need to extend police, ambulance and fire protection to more individuals, families, and properties. Similarly, as the demand for these services increase, so does the need for services administration and the need for property and buildings from which these services are administered. The Plan is intended to assure that fire, police protection, ambulance, and associated land and buildings, are available to provide for both the existing and future welfare of residents and property within the City of Grayling and Grayling Township. The following policies will assist the City in its pursuit of maintaining, and as necessary, improving the level of service for police, fire and emergency services: • The City will continue to provide fire service in conjunction with Grayling Township (and mutual aid agreements with other municipalities as needed) for fire service equal to the quality of service (fire rating of seven) in place at adoption of this Plan. There is no immediate goal of increasing the fire rating due to the need to convert from a volunteer to a paid staff. • The City will maintain police protection and emergency services at a level adequate to meet or exceed basic health and safety needs and expand the services as revenues permit. • The City will maintain property and buildings in locations necessary to provide appropriate response to calls for police, fire and emergency services. The Township of Grayling will pursue a policy of inter-local agreement in the provision of support services and buildings whenever it is mutually beneficial to do so. Recreation Strategy The Recreation component of the Public Services Plan is fulfilled by the separate 1996 Park and Recreation Plan, developed by Crawford County, which is hereby City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-8 incorporated by reference as an official part of this Master Plan. See Map 8-1 for the location of recreation sites within the Township. INTERGOVERNMENTAL COORDINATION In contrast to decades past when movement 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 Ii ve in an environment of microcomputers, vehicular and mass transit, telecommunications, and urban sprawl. People often live in one community, work in a second, shop in a third, and send children to school in still a fourth. And it all happens in the same day! Roadway corridors, employment centers, and retail trade centers link the activities of one community to the next and beyond. Similarly, the growth and development patterns of an individual community can easily and directly impact growth and development in adjoining and nearby communities. As a result of this regional pattern of living, a community does not exist unto itself but is intrinsically linked with the activities of adjacent communities and others farther away. This dictates the need for communities to cooperate and coordinate community planning and public service endeavors if improvements to quality of life are to be realized. Cooperation by adjacent local governments can result in the better provision of services such as health care, schools, infrastructure and public safety. Not cooperating can lead to the expensive duplication of services, competition for residents and businesses and a diminished quality of life. The Intergovernmental Coordination component of the Master Plan establishes the framework within which the City Grayling and Grayling Township will realize the benefits of coordination with each other and with area municipalities and agencies. It is the policy of the City of Grayling and Grayling Township for each to more effectively carry out its municipal and township activities and responsibilities within the regional context by implementing the following: • The City of Grayling and Grayling Township will develop common procedures whereby both communities and Crawford County are provided the opportunity to comment on amendments to the City's and the Township's Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, capital improvements plan, and related ordinances and programs of the City and Township any time amendments may have impacts on public services or land use decisions of the other jurisdiction. • The City of Grayling will provide the opportunity for comment by adjoining jurisdictions on any development project within 500 feet of the edge of the City and will formally request Grayling Township to permit notice to the City and a City of Grayling/Grayling Townshi p Master Plan Chapter Eight : Public Services & Intergovernmental Relations Plan �8-9 • • comment opportunity on any development project within 500 feet of the Township border with the City. The City of Grayling will pursue the coordination and/or extension of public services to serve City residents and businesses, as well as abutting Grayling Township areas in the most practical and economically feasible fashion, if the demand exists, and in accord with the policies previously set forth in this Plan. The City of Grayling and Grayling Township agree to develop a procedure to deal with issues of greater than individual local concern, and to prepare consistent development guidelines and similar zoning procedures and standards wherever there is mutual benefit in doing so. station8 :\ winword\gray ling\gra ych8 .doc City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �Map 8-1 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project North '1f GtZfil C=:J Public Lands (State and Federa l) Privately Owned Land City of Grayling Boundary • • • Grayling Township Boundary RECREATIONAL FACILITIES 1. Lake Margarethe Forest Campground & McIntyre Land ing 2. Main Street Beach Public Access Site 3. Hanson Hills Recreation Area 4. Grayling Country Club 5. Public High School 6. Hartwick Pines State Park 7. State Forest Campground -· Au Sr1ble River Canoe Forest 8. State Forest Campground -- Burton ' s Landin £ 9. State Forest Campground -- Keystone Fores t 10. Stephen Bridge Road Public Fishing Site -Public Access Site 11. Kneff Lake National Forest Campground 12. Wakely Landing 13. Huron National Forest -- Public Access Site 14, State Fish Hatchery 15 _ Township Park •. Little League Ball Fields 16 _ County Fairgrounds -- Ball Fields 17 _ Grayling Elementary School 18 _ Grayling Middle School 19. Grayling City Park - �8-10 Map 8-1 Recreational Facilities in Grayling Township • City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �9-1 Chapter Nine IMPLEMENTATION PRIMARY IMPLEMENTATION TOOLS Relationship to Zoning The City of Grayling has a zoning ordinance adopted pursuant to the City-Village Zoning Act, PA 207 of 1921. Grayling Township has a zoning ordinance adopted pursuant to the Township Rural Zoning Act, PA 184 of 1943. The intent of these ordinances is to regulate the use of land to provide for orderly growth and development and allow the integration of land uses without creating nuisances. A zoning ordinance defines land use districts and regulates height, bulk, use, area of lot to be covered, and open space to be preserved within each district. Zoning is the principal regulatory tool used to implement a Master Plan. Because zoning is required to be based upon a Plan that serves to guide future land use decisions, the zoning ordinances of the City of Grayling and Grayling Township should be revised to reflect this Plan's new vision, goals, objectives, policies, and future land use proposals. However, the Zoning District Map of each jurisdiction and the Future Land Use Map (see Maps 7-1 and 7-2) for the respective community will not be identical. The Zoning Map reflects existing land use (where it is desirable to continue it) and areas zoned for more intensive use than at present where public facilities are adequate to accommodate more intensive use. In contrast, the Future Land Use Map reflects land use arrangements about 2025 years in the future. (See Section 10.10, p. 245-250, Michigan Zoning & Planning, 3rd Ed., by attorney Clan Crawford, ICLE, Ann Arbor, 1988). Areas outside the City limits of Grayling are subject to zoning by Grayling Township. It is a goal of this Plan that cooperative agreements will continue to be formulated between the City of Grayling and Grayling Township that anticipate expanded City infrastructure and future land use consistent with this Plan. In addition, Beaver Creek Township will need to be considered and included where appropriate. To that end, each of these jurisdictions, and all others abutting Grayling Township are encouraged to review their existing future land use plans contiguous to the City, and where inconsistent, to consider changes. Similarly, existing zoning in Grayling Township should be reviewed to ensure current zoning is not prematurely encouraging intensive use in areas that lack adequate public facilities. In particular, the density of residential development east of Grayling is generally too high in light of the fire prone nature of extensive Jack Pine in the area, the poor quality roads and limited fire services. Consideration should also be City of G rayling/Grayling Township Master Plan Chapter Nine : Implementation �9-2 given to adoption of identical zoning regulations by the City of Grayling and Grayling Township for areas that could be annexed in the future. This will prevent the creation of any nonconforming uses and establish a uniform mechanism for review of land use changes in these areas. An identical PUD zone could be developed for this purpose as has occurred in Frankenmuth and Frankenmuth Township. Relationship to Subdivision and Condominium Regulations The City of Grayling should update existing subdivision regulations following (or concurrent with) zoning changes to implement recommendations in this Plan. The enabling legislation that permits the enactment of such regulations is Public Act 288 of 1967, also known as the Subdivision Control Act of 1967. This Act allows a community to set requirements and design standards for streets, blocks, lots, curbs, sidewalks, open spaces, easements, public utilities, and other associated subdivision improvements. This update should wait the outcome of deliberations on amendments to the Subdivision Control Act in the 1996/1997 Legislative sessions. Condominium regulations should also be enacted pursuant to the Condominium Act, P.A. 59 of 1978 in order to regulate site condominiums, an increasingly common form of development. Grayling Township is encouraged to update existing subdivision and condominium regulations as the opportunity exists. This will be especially important if the Legislature enacts substantial changes to the Subdivision Control Act as were pending in fall 1996 (see SB 112). Grayling Township has no subdivision or condominium regulations and is encouraged to adopt such regulations prior to extension of City sewer or water into the Township. Such regulations are critical to ensuring quality layout of new roads and streets and proper connection with municipal facilities. Relationship to Capital Improvements In its basic form, a capital improvement program (CIP) is a complete list of all proposed public improvements planned for a six year period including costs, sources of funding, location, and priority. The CIP outlines the projects that will replace or improve existing facilities, or that will be necessary to serve current and projected land use development within a community. Advanced planning for public works through the use of a CIP assures more effective and economical capital expenditures, as well as the provision of public works in a timely manner. The use of capital improvements programming can be an effective tool for implementing the Master Plan by giving priority to those projects which have been identified in the Plan as being most important to the City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation �9-3 future development and well being of the community. All proposed capital improvements should be reviewed for consistency with this Plan prior to inclusion as part of a CIP. The Planning Commission of the Township should develop a formal capital improvement program for approval by the Township Board as part of the annual budgeting process. The City Council should continue to develop and annually implement a capital improvement program. Land Use & Infrastructure Policies A strong effort will be necessary to coordinate future capital improvement decisions and land use policies among adjoining units of government. As a result, proposed policy changes should be circulated for comment early. Likewise, proposed capital improvement programs should be prepared with adequate time for review and comment by the adjoining jurisdictions. Housing Program Depending on State and Federal requirements and available dollars, the City and Township may benefit from developing and implementing a housing rehabilitation program. The benefits of such activity may significantly increase as existing housing ages. However, more important in the long term may well be continued efforts to ensure the existing housing stock is maintained. ~ Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International, Inc.) is the basic building code adopted by the City and Township to regulate construction methods and materials. The adoption and enforcement of a building code is important in maintaining safe, high quality housing and in minimizing deteriorating housing conditions. The City and Township should continue utilization of the BOCA Basic Housing Property Maintenance Code as a basic property maintenance code to regulate deteriorating influences which result from failure to properly maintain property and structures. The Housing Code should be updated and coordinated with a Rental Code. The City and Township should consider adoption of ordinances to decriminalize zoning, building, housing, rental and similar code violations to increase compliance using a parking ticket like approach. 11 PUBLIC WORKS FINANCING In addition to using general fund monies, it is often necessary for a community to bond to raise sufficient funds for implementing substantial public improvements. Bonding offers a method of financing for improvements such as water and sewer lines, street construction, sidewalks, and public parking facilities. Common municipal bond types include: City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation �9--1- 1. General Obligation Bonds - full faith and credit pledges. the principal amount borrowed plus interest must be repaid from general tax revenues. 2. Revenue Bonds - require that the principal amount borrowed plus interest be repaid through revenues produced from the public works project the bonds were used to finance (often a water or sewer system). 3. Special Assessment Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners in a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. These traditional financing tools will continue to carry the burden for implementing capital improvements and efforts to preserve City and Township bonding capacity should be maintained. ADDITIONAL IMPLEMENTATION METHODS Other Planning & Economic Development Assistance The Township Planning Commission and the City Council should maintain regular communication with the County and Regional Planning Commissions on issues of mutual interest. These organizations should be encouraged to expand their County and region-wide planning and economic development efforts and to share relevant materials with the City and Township. Likewise a copy of this Plan should be forwarded to these agencies when adopted or amended. Managing Growth and Change The key to successfully managing future growth and community change is integrating planning into day-to-day decision making and establishing a continuing planning process. The only way to get out of a reactionary mode ( or crisis decision making) is by planning and insuring the tools available to meet a broad range of issues are current and at hand. For that reason it will be especially important that the recommendations of this Plan be implemented as the opportunity presents itself (or revised as circumstances dictate). Many new tools may be made available to local governments over the next few years to manage the growth and change process (if pending legislation is enacted). It will be important for City and Township officials to pick from among the new tools, those that will provide greater choice over local destiny and quality of life. City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation �9-5 • Periodic Updating and Revisions As additional studies are undertaken and land use change occurs, the Master Plan should be updated to reflect the new information. At a minimum the Plan should be comprehensively reviewed and updated at least once every five years. Revision of Ordinances The City of Grayling's and Grayling Township's respective Zoning Ordinar ces should be reviewed and updated to be consistent with this Plan. If this is not done then the legal support for future zoning decisions is undermined. Each Zoning Ordinance should also be thoroughly reviewed and updated at least once each five years. All future rezoning actions should be consistent with this Plan. If they aren't, this Plan should be amended to reflect the policy change. station8:\winword\grayling\graych9.doc • • City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation � 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 Grayling-and-Grayling-Twp_Master-Plan_1997 Creator An entity primarily responsible for making the resource City of Grayling City Council, Grayling, Crawford County, Michigan Grayling Township Planning Commission, Grayling Township, Crawford County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1997 Title A name given to the resource City of Grayling and Grayling Township Master Plan Description An account of the resource The City of Grayling and Grayling Township Master Plan was prepared by the City of Grayling City Council and the Grayling Township Planning Commission with the assistance of the Grayling Township Board of Trustees and the Planning & Zoning Center, Inc. in 1997. Contributor An entity responsible for making contributions to the resource Grayling Township Board of Trustees (consultant) Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Master plan reports Grayling (Mich.) Grayling Township (Mich.) Crawford 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/2bbd00820f2d8a1a7bc811ac9ebaa9bf.pdf b2f88b8af80d29af696f4e3ca73bf05b PDF Text Text - CITY OF LAKE ANGELUS OAKLAND COUNTY, MICJIIGAN MASTER PLAN �II II Ill CITY OF LAKE ANGELUS Oakland County, Michigan MASTER PLAN Ill • • • • • •II •II • • • City Council Donald P. Althoff, Mayor C. Dale DeLorge, Mayor Pro Tern Rosalie Lake George A. Drake, III William T. Collins, Jr. Planning Commission George A. Frisch, Chairman Donald P. Althoff Dorothy Arcari William T. Collins, Jr. Edward Dauw Dale DeLorge Lee Embrey Peggy Kresge Forrest Milzow City Attorney James L. Howlett Adoption Planning Commission._ _ _ __ Building Official Bill Dinnan George A. Frisch, Chairman Consultants Carlisle Associates, Inc . 111 N. Main Ann Arbor, MI 48104 Nancy De Lorge, City Clerk �II II !T JI able of Contents INIRODUCTION II II • • • • • • • • • •I I I What is Planning ................. .... .......... .. ........ .. ............ .. .. .................... 1 How Is The Plan to be Used.............................................................. 1 Who is Responsible........................................................................... 2 How Were Citizens Involved............................................................ 3 BACKGROUND STUDIES Historic Content................................................................................ 4 Regional Setting................................................................................ 5 Surrounding Influences ..................................................................... 6 Population ......... ...... .... .. .. ...... ...... ...... .... .. .. ........................................ 8 Housing............................................................................................. 9 City Facilities.................................................................................... 10 Natural Resources............................................................................. 10 Transportation ... ................ ...... ........ ........ ............ .......... .. ...... .... ........ 14 Economic Base.................................................................................. 15 Existing Land Use............................................................................. 15 GOALS AND POLICIES Introduction....................................................................................... 16 General Planning Goals .. .. .. .. .. .... .. ...... .... .. .... .... .. .. .. .. .. ........ .. .. .. .. ...... 16 Policies ...... .. .......... .. ...... .. .... .. .... .. .. .. .. .. .. .. .... ...... .. ...... .... ...... .. .. .......... 16 �II • • • • • •II •II I I I PLANNING STRATEGIES Introduction....................................................................................... 20 Land Use Plan ......... .. .......... ........ .. .......... .... ...... ................ .. .. .. .... .. .. .. 20 IMPLEMENTATION STRATEGIES City Governmental Policies ........ ...... .... ........................ .... ................ 28 Intergovernmental Cooperation .......................... .................. ............ 28 Master Plan Education .. .. .... ............ .. ........ ............ .. .............. ............ 28 Plan Updates ......... ........ ...... ........ .... .... .. .......... .......... ........ .... .. .. ...... .. 28 Implementation Tools....................................................................... 28 Conservation Greenbelts................................................................... 29 Water Quality.................................................................................... 29 Natural Beauty Roads ....................................................................... 30 City Recreation Space....................................................................... 30 Future Planning Commission Tasks................................................. 31 �II II I II I I I I I I I I I I I I INTRODUCTION �I II I I I I I I I I I I I I I ntroduction be made with the general purpose of guiding and accomplishing a coordinated, adjusted, and harmonious development of the municipality and its environs which will, in accordance with present and future needs, best prorrwte the health, safety, morals, order, convenience, prosperity, and general welfare, as well as efficiency and economy in the process of development; including, among other things, adequate provision for traffic, the promotion of safety from fire and other dangers, adequate provision for light and air, the prorrwtion of the healthful and convenient distribution of population, the promotion of good civic design and arrangement, wise and efficient expenditure of public funds, and the adequate provision of public utilities and other public requirements. What is Planning? Planning is a process which involves the conscious selection of policy choices relating to land use, growth and development in the community. The Master Plan is the only official City document which sets forth policies for the future of the community. Therefore, the plan serves as the primary guide to the City regarding future land use decisions, investment in public improvements, and coordination of public improvements and private development. In one sense, the Plan presents an idealized view of future growth patterns in the City. However, the Plan must also provide guidance to local decisionmakers regarding today's issues. It is the intent of this Plan to be a working document which will provide for the orderly development of the City, assist the community in its effort to maintain and enhance a pleasant living environment, and spark a vision toward the future. How Is The Plan to be Used? The Plan serves many functions and is to be used in a variety of ways: The City derives its authority for the preparation of a Master Plan from the Municipal Planning Act, P.A. 285 of 1931. Sections 6 and 7 of the Act states: The commission shall make and adopt a master plan for the physical development of the municipality, including any areas outside of its boundaries which ... bear relation to the planning of the municipality. In preparation of such plan the commission shall make careful and comprehensive surveys and studies of present conditions and future growth of the municipality and with due regard to its relation to the neighboring territory. The plan shall City of l.Ake Angelus Page 1 1) The Plan is a general statement of the City's goals and policies and provides a single, comprehensive view of the community's desire for the future. 2) The Plan serves as an aid in daily decision-making. The goals and policies outlined in the Plan guide the Planning Commission and City Council in their deliberations on zoning, subdivision, capital improvements and other matters relating to land use and Master Plan �The policy orientation of this Plan provides decision-makers with a framework and basis for decisions while recognizing the dynamic character of the community. The variables upon which this Plan is based will likely change over time. However, adherence to the goals and policies will provide a stable, long-term basis for decision-making. I I I I I I I goals and policies aimed at the unified and coordinated development of the City. As such, it provides the basis upon which zoning and land use decisions are made. development. This provides a stable, long-term basis for decision-making. 3) Who is Responsible? The City of Lake Angelus has a number of bodies that are actively involved in the planning and zoning decision-making process: A third function the plan serves is to provide the statutory basis upon which zoning decisions are based. The City or Village Zoning Act (P.A. 207 of 1921, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. However, it is important to note that the Master Plan and accompanying maps do not replace other Municipal Ordinances, specifically the Zoning Ordinance and Map. Zoning is only one of the many legal devices used to implement the Master Plan. 4) The Plan attempts to coordinate public improvements and private developments. 5) Finally, the plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the Municipality's direction for the future. In summation, the City of Lake Angelus Master Plan is the only officially adopted document which provides direction for the achievement of goals and policies. It is a long range statement of general City of Lake Angelus Page2 • City Council - The City Council is the chief governing body of the City. By Michigan statute, the City Council approves rezoning requests, zoning text amendments, and subdivision plats. By City Ordinance, the City Council approves site plans, special land uses, subdivision plats, lot splits and floodplain and wetland permits. The City Council also sits as the Board of Zoning Appeals. • Planning Commission - Planning Commission members are appointed by the Mayor and approved by City Council. The Planning Commission is responsible for formulating and adopting the Master Plan and is the principal recommending body to the City Council on matters pertaining to the planning and development of the community. The Planning Commission makes recommendations to the City Council on rezoning requests, zoning text amendments, site plans, special land uses, lot splits, floodplain and wetland permits and subdivision plats. • Board of Appeals - The Board of Appeals serves to interpret provisions of the Zoning Ordinance when requested and determine when variances should be granted when peculiar Master Plan �I I I I I I I I difficulties with property make it impossible to meet the strict provisions of the Zoning Ordinance. As indicated, the City Council sits as the Board of Appeals. How Were Citizens Involved? In the course of preparing the Master Plan, the Planning Commission actively sought the input of the citizens of Lake Angelus. A community survey was sent to every household resulting in a return rate of over 80%. Two public workshops were held to report the progress of the Master Plan and seek the input of citizens on issues of concern. I I City of Lake Angelus Page3 Master Plan �II I I I I I I I I I I I I I I I I BACKGROUND STUDIES �I II I I I I I I II II II ' • B ackground Studies ensure its protection. However, transportation to the surrounding areas had facilitated growth in Pontiac and Waterford Townships, as well. Early in its history, the lake was in jeopardy of being annexed by neighboring governmental units. In order to develop a comprehensive Master Plan, an inventory of cultural and natural resources must be made. This essentially builds the "backbone" for decision-making within the City and establishes an accurate projection of what to expect in the future. The most significant event in the history and future of Lake Angelus occurred in 1929. A special Act of the State Legislature authorized "homerule" for Lake Angelus. A Charter Commission was formed. On May 10, 1930, the Village Charter was accepted by the residents by a vote of 52-0. Lake Angelus was incorporated as a Village on May 17, 1930. Historic Content Lake Angelus has a unique environmental and human history. It is not by accident that the lake and the land immediately surrounding it exists today as the City of Lake Angelus. Men and women who came to Three Mile Lake shortly after the tum of the century and citizens who have come since seeking the tranquillity of a natural environment have had the foresight and determination to preserve what they found. Many years of devoted public service, thoughtful reflection, and careful future planning continued the effort to preserve the character and natural beauty that the early citizens had perpetuated with "homerule". Fifty four years later, in 1984, by a vote of 149-4, the residents of Lake Angelus changed the form of government from a Village to a City strengthening their ability to act cooperatively in the wider community while maintaining their historic values. After the first survey of the area in 1817, lands within the present City were taken by patent from the United States in the 1830's. The area remained agricultural until the end of the century, protected from development by a lack of easy access from centers of population. The early 1900's brought fishermen from Detroit for summer weekends, the division and sale of large parcels of land, and the growth of a small community of people whose business lives were often related to the automobile which brought them to Lake Angelus. By the 1920's, residents had agreed on restrictions to govern themselves and the use of lands and waters of Lake Angelus. Subsequently, they would move Gallogly Road from the shoreline to its pres~nt course to prevent public access, acqmre Welcome Island for all to enjoy, and purchase lands to circle the lake to City of Lake Angelus Page4 Master Plan �Regional Setting Lake Angelus is located approximately thirty (30) miles north of Detroit in the heart of Oakland County. It is located north of the City of Pontiac and east of Waterford Township. With Interstate 75 only minutes to the north, residents of the City enjoy excellent access to the remainder of Oakland County and the balance of the Detroit and Flint metropolitan areas. -II OAKLAND COUNTY, MICHIGAN _,_, I I I I _.._. .... •-IICII cG- ··- ~ - - Q 8 .......... Lake Angelus _.....,. 8 ··- - Ml&UIIIIT ..... ........ - -- ---- - CW<LAND COUNTY ~ c . . . . , ................ 1Ha City of Lake Angelus Page 5 Master Plan �Surrounding Influences LEGEND A review of the Master Plans and Zoning Maps of the communities surround~ng Lake Angelus indicat~ ~actors wh1_ch may impact upon the City s lo~-dens1ty residential character. Surrounding Lake Angelus, planned and zoned land uses are as follows: o • 1 ~ ® ~ .:<>. • II I I 2 SINGLE FAMILY 3 L• . Surrounding Master Plans • VERY LOW DENSITY w w • RURAL/AGRICULTURE The majority of land around Lake Angelus is planned for single-family residential use which will help preserve Lake Angelus' residential character. • • MULTIPLE MOBI L E HOME PARK RECREATION ® Less compatible uses are the commercial areas at the 1-75 and Baldwin interchange and the light industrial use east of Baldwin Road. OFFICE. PARKING, TRANSITIONAL - ; • ,LIGHT ~~ 2HEAVY ~~ Public-Quasi Public areas are also planned to the south of the City. These facilities could include churches, schools, or governmental facilities. COMMERCIAL ~~ 3 EXTRACTIVE , MINING L~ -I : : : :,: : ... . . . I -I Surrounding Community Land Use Plans I I City of Lake Angelus Page6 Master Plan �Surroundini: Zonini: • The majority of land su1:ounding ~he City is zoned for smgle-family residential. • • 1Q ...Jg ··· A sizable area of commercially zoned property is located on the ~ast side of Baldwin Road extending from I-75 south past Lake Angelus Road. .,: , VERY LOW DENSITY SINGLE FAMILY i3 •.. 3 MULTIPLE L• • MOBILE HOME PARK z UJ Q are zoned for multiple-family residential. RURAL/AGRICULTURE 2 f- • Large areas to the south of the City ....... . ···::··· .... ... . ... .. .. . LEGEND . ,,.,, RECREATION ~ ~ -~~~ - ........ ........ ~®····· I L ..... . OFFICE, PARKING, TRANSITIONAL COMMERCIAL , LIGHT 2 HEAVY a EXTRACTIVE, MINING I I Surrounding Community Zoning City of Lake Angelus Page 7 Master Plan �II II I I I I I I I General Characteristics Population The tables to the right indicate selected 1990 U.S. Census data on population characteristics for the City of Lake Angelus. The population of surrounding communities is also presented. Key characteristics are summarized below: No. 328 % 100.00 167 161 51 49 Under 17 67 20.7 Over65 44 13.4 Pooulation Female Male * The City's population in 1990 was 328 persons * The number of males and females was nearly equal Age Distribution * The average household size was 2.69 persons in 1990 * No. 16 51 9 12 80 63 24 29 27 12 5 Under 5 vears 5 to 17 vears 18 to 20 vears 21 to 24 vears 25 to 44 vears 45 to 54 vears 55 to 59 vears 60 to 64 vears 65 to 74 vears 75 to 84 vears 85 vears & over There were 20.7% of residents less than the age of seventeen (17) and 13.4% of residents 65 and older % 5 15 3 4 24 14 7 9 8 4 1 Households by Type Total Households Familv households Households with related children Married couple HH Percent of total Livinl! alone and 65+ I Persons ner household 122 105 35 100 95.0 4 2.69 Comparative Population Lake An!.!elus Auburn Hills Pontiac Waterford Two. Orion Two. City of I.Ake Angelus Page8 328 17,076 71,166 66,692 21.019 Master Plan �Housing • II • I • II I I I I I I Housing Units & Occupancy The tables to the right indicate selected 1990 U.S. Census data on housing characteristics for the City of Lake Angelus. Key characteristics are summarized below: 1990 138 Total Units 122 There were a total of 138 dwelling units, the vast majority of which were owner-occupied. Occunied Units Owner Occupied Units % Owner Occupied All dwelling units were singlefamily detached. Renter Occupied Units 12 Over 70% of the dwelling units exceeded a value of $300,000, with a median value of $377,600. Vacant housinJ!: units 16 110 90.16 3.51 0.00 Owner vacancv rate Renter vacancy rate Units in Structure 1 unit, detached 1 unit, attached 2 to 4 units 5 to 9 units 10 or more units Mobile Home 138 0 0 0 0 0 Value of Owner Occupied Units Soecified owner-occupied units Less than $50,000 $50,000 to 99,999 100,000 to 149,999 150,000 to 199,999 200,000 to 299,999 300,000 or more Median value 97 1 5 5 1 14 71 $377,600 I I I I I City of Lake Angelus Page 9 Master Plan �II I II II I I I I I I I I I I City Facilities and Services Natural Resources Because of Lake Angelus' small size, it does not provide a great array of services. Rather, the City relies on the private sector and surrounding townships to provide its residents with the necessary services. The lake and the surrounding woodland and wetland areas define the unique character of the City of Lake Angelus and provide many areas for scenic residential development. This attractive environment had drawn people to the City and ultimately will continue to make Lake Angelus one of the most attractive places in southeastern Michigan to live. The current City Hall was built as a school house in 1917. In 1961, the hall was renovated and began to be used as a police station and meeting hall. The hall serves several community functions and is the meeting place for the monthly meetings of the City Council. The City also owns over 100 acres of public land that includes Welcome Island and property on the north and southeast comers of the City. On the southeast comer is the Hulbert Wildlife Shelter and the City Hall. The City of Lake Angelus is in the unique position of residing between two cities and a township. Fire services are provided by both Waterford and Orion Townships. The City employs its own professional police department. Individual wells and septic fields serve the majority of residences within the City. There are a few homes connected to central sewer and water services provided from adjoining municipalities. Remaining utilities are provided as follows: electricity is supplied by Detroit Edison, telephone services supplied by Ameritech, and natural gas provided by Consumers Power. The City also has the availability of cable television service. The City of Lake Angelus lies within two different school districts, Waterford and Pontiac. The protection and preservation of the City's special natural features is vital to maintaining the character of the community. The significance of the City's natural resource features are explained below. Topography The City's topography is quite dramatic and picturesque. On the northern side of the lake, slopes are steeper and more predominant. On the southern side of the lake, the relief is less dramatic and lowlands are more frequent. The highest elevation in Lake Angelus is 1060 ft., found at the City's most northeast comer near the intersection of Lake Angelus Road and Baldwin Road. The lowest elevation in the City is the lake's shoreline, an elevation of 950 feet. Wetlands Lake Angelus does not have an abundance of wetlands within the City limits. There are several small wetland areas scattered throughout. In the northeast corner, near the McMathHulbert Observatory, the largest wetland site measures almost 13 acres. Water Resources Lake Angelus is the first in a chain of lakes including Mohawk Lake, Wormer Lake and the larger lakes like Loon and Oakland, which ultimately lead into the Clinton River. Land to the north of Lake Angelus drains into the lake through groundwater runoff and small streams. City of Lake Angelus Page JO Master Plan �0 a, D a, :, -,.-.-----, .g "' Costa Mesta c 0 Waterlord Township Fire District ANGELUS Orion Township Fi re District FIRE SERVICE DISTRICTS City of Lake Angelus Oakland County, Michigan r City Owned Property Outside City limits o 200 400 eoo-----,~ii Carlisle Associates, Inc. Community Planners and u,ndscape Arc:tlltCCIS /WI Alba<. Mic:tlioan �-I I I I I I I I I I Properties to the south also drain into the lake. There are also a number of springs feeding into the lake. In the 1930's, a dam was reconstructed to control the lake levels. Woodlands The City of Lake Angelus has deciduous woodlots ranging from just a few acres to over a hundred acres. In the southeast corner of the City, there is a large lowland hardwood woodlot that covers almost the entire comer of the City south of Gallogly Road. Spread through the eastern half of Lake Angelus, are larger upland hardwood lots. The City of Lake Angelus is fortunate to have such wooded and environmentally beautiful features. These amenities have time and time again attracted people to the area, and continued efforts to preserve the environmental features is a primary goal of the City. City of Lake Angelus Page 11 Master Plan �\ ... _ _t '--... \)r--~-·~ - w- / I ' ' 10 l"" - lr3: ■ \.,, . ( :.I # ,:;; • ft •• -.::::::---■- . • •••• II II I I I I I I I I II I I II ,,_.,. _. ..,, .- ~ r-> ~, I. ' .... I;•> G ~ \ 1---l :~ ~- tr d.'.._ '._ .. . ,' :-- .---1 ~ . ~~ ./ / C) ' ' \{) 10) .. ' .:[ ~ ' ;} ., . • ) ' c::::, ' J \ ~ .. .. City ofuike Angelus Page 12 Master Plan en 0 z ~ 0 0 ~ �(/J z u, C "' 0 :, <U .Q> ~ Cl.C ~~ <( 0 j?- ~ 0 ...J o5 0 z 3: ...J <( cc w z II w • • •I (9 I ~ ~ l ]!;,0 ::i . Iw =Ip ill ~ J Bi 32 0 "' 3: . § "2 § .c § ii: I <Ii :i ;,; 11 ~ ~ peo~ Ui"'Plta I I I I I eo )(J8M8N ., I I I I I I I :I I I _____________ __jI • City of Lake Angelus Page 13 Master Plan �Transportation Primazy and Local Roads The following describes transportation serving the residents of Lake Angelus. Primary roads are established by, and the responsibility of, the Oakland County Road Commission upon approval of the Michigan Department of Transportation. By designating a road as part of the County Primary System, State and Federal weight and gas tax revenues can be obtained for maintenance. All public roads not classified as interstate, state or primary roads are local roads. Interstate Access The City of Lake Angelus is located only one-half mile to the south of Interstate 75. Railroads II Ill I I There are no rail lines located in close proximity in the City. Baldwin Road, Lake Angelus Road and part of Gallogly Road are maintained by the Road Commission of Oakland County. The remaining portion of Gallogly Road is maintained by the City of Pontiac. Within the City limits, every other road is private. In Table 1, the breakdown of each road is given and length and surface supplied. Airports General aviation services are available at the Oakland-Pontiac Airport. Detroit Metropolitan Airport and Flint Bishop Airport, both located within an hour's drive, provide commercial aviation services. TABLE 1 Cl~ification Length Surface Baldwin Public 1 mile Hardtop Gallogly Public .70 mi. Gravel Lake Angelus Shores Private 1 mile Hardtop Lake Angelus Lane Private .45 mi. Hardtop Lake Angelus Road Public 2 miles Gravel Sleepy Hollow Private .20mi. Gravel Rip Van Winkle Private .30mi. Gravel Gray Woods Lane Private .5 mi. Gravel Private Drive Private .4 mi. Hardtop/gravel Road I I City of Lake Angelus Page 14 Master Plan �• ••· •II I I -I Economic Base Existing Land Use The City's tax base is primarily provided by residential use. Commercial and industrial uses surround the City, but there are no such uses within the City. SEV has increased in the last six years . This rise in assessed value corresponds with a subsequent rise in all of Oakland County. Table 2 demonstrates the total State Equalized Value (SEV) for the last six years. Table 2 State Equalized Value Year 1988 1989 1990 1991 1992 1993 Value in dollars Annual Increase 17,240,700 19,116,160 22,307,100 26,311,250 26,971,000 30,915,900 11% 14% 15% 2% 15% The City of Lake Angelus is a residential community. Except for the northeast and southeast corners of the City, the majority of the remaining land is single family residential. An inventory of the existing land use includes the following categories: Sin~le Family Residential Use includes improved parcels having a single family residential dwelling unit. Scientific/Educational Use includes improved land parcels and facilities which are held by private owners and are used for either research or educational purposes. The McMath-Hulbert Observatory is included in the scientific and educational category. Open Space/Recreation Use includes public and private land parcels, either improved or unimproved, used for nonintensive recreational activities. Source: Oakland County Equalization Division Vacant land includes privately owned land that is not currently being put to an active use. ~ I includes Lake Angelus. TABLE 3 Land Use Breakdown Land Use Classification Acres % Single-Family Scientific/Educational Open Space/Recreation Vacant Water TOTAL 388 9 179 50 440 1066 36 1 17 5 41 100 City of Lak.e Angelus Page 15 Master Plan �II "I I -I I -I I • '• GOALS AND POLICIES �IG lloals & Policies Introduction •I • The City of Lake Angelus strongly believes in the goals and policies contained in this section and adopts them as a part of its Master Plan. Goals, policies, and planning strategies formulated by the community establish the framework for public and private decision-making. Goals reflect the broadest of human needs and establish the desired end results of the planning process. 4. Study the creation of a natural conservation buffer surrounding the City through the preservation of open space on private property and City-owned conservation areas. 5. Promote governmental communication and enforcement of City ordinances and amendments. Policies While goals tend to be general in nature, policies set forth a particular approach or position concerning various issues related to land use, transportation, and natural resources. These policies are the essence of the Master Plan and reflect an overall strategy for local development. Clearly defined statements of policy can go far to minimize arbitrary decisions and substantiate intelligent, objective decisions. Policies broaden the scope of the Master Plan beyond just a series of maps. Residential Development Community Character and Policy 1: Maintain and enhance the unique character of Lake Angelus as a place to live and enjoy leisure time. 1.1 Ensure that new development and the redevelopment of existing land uses promotes an image that is compatible with the existing character of the community. 1.2 Maintain mature trees and historic structures as an important element in defining community character. 1.3 Discourage the conversion of open space into more intensive uses. 1.4 Prohibit public lake access to ensure that future usage of the lake does not deter from its character. General Planning Goals The following general goals set forth the desires and aspirations of the community: I. Promote the protection of Lake Angelus and its shorelines, wildlife, natural streams, wetlands, and wooded areas. 2. Allow future development that is compatible with riparian, lowdensity residential development. 3. Manage growth at a rate which does not damage the natural features, resources and existing development patterns. City of Lake Angelus Policy 2: Low density land use shall be promoted due to existing infrastructure, existing land use patterns, and the natural capacity of Page 16 Master Plan �II I II I I I I II I II the land to development. support 2.1 Single Family Residential is planned for areas where it is desirable to maintain existing low density development patterns to mitigate impacts on natural resource conditions, utility systems, and roads. 2.2 City-owned property around the perimeter of the City is planned for Open Space/Recreation land use and is intended to provide permanent open space. Protection and preservation of these areas will ensure maintenance and enhancement of the natural characteristics of the City while at the same time broadening recreational opportunities in appropriate areas. Policy 3: A compatible relationship between land uses shall be promoted by providing appropriate land use transitions and safeguards to minimize the potentially negative impacts on roads, adjacent land uses, utilities and the environment. 3.1 3.2 3.3 neighboring areas from noise and visual intrusion. new Encourage well designed architecture and landscaping which uphold the high quality image of development within the community. The planning of new residences shall provide for the preservation of existing trees, wetlands and open space areas and other scenic features for the passive enjoyment of the neighborhood residents, and, where possible, for the visual enjoyment of the City as a whole. 3.4 Utilities and Services Policy 4: Only the utilities and services required to meet the needs of City residents shall be provided. 4.1 Priority shall be given to the evaluation of septic fields and well systems for safety to its users and the environment. 4.2 Sewer and water service shall be developed based upon evidence of cost-effectiveness and environmental benefit to the lake and its water quality. Roadways Policy 5: The natural beauty of the roads within the City shall be maintained to protect the natural character of the City. 5.1 Expansions or improvements to roads will be discouraged if they prove detrimental to the character of the community. 5.2 The extension of Telegraph Road north of Walton is opposed due to the potential detriment to the character of the City. 5.3 Roads within the City will be maintained and improved in an effort to enhance the natural character of the City and in accordance with the Natural Beauty Roads Program. Ensure the appropriate trans1t1ons are provided . Transitions include screening measures to protect City of Lake Angelus Mitigate the impact of new development on roads within the City and natural features by encouraging the use of combined drives to serve adjacent properties. Page 17 Master Plan �Natural Resources and Open Space Policies Policy 6: An integrated open space system consisting of City-owned property and private scenic easements will be studied. The integral elements of the open space system include wetlands, woodlands, floodplains and steep sloped areas. 6.1 The open space plan should be considered in its totality as a combination of privately and publicly owned properties. 6.2 City-owned property is a principal element of the open space plan. It should be utilized to its maximum potential as a conservation resource for the community, consistent with its natural beauty and capabilities. Integrated with the City-owned property is privately owned property which would be voluntarily dedicated to open space preservation. 6.3 Policy 7: The protection and enhancement of wetlands, woodlands, ground and surface water resources, drainage systems and open space shall be a key consideration in land use and development decisions. 7 .1 One of the highest priorities is to preserve previously undisturbed wetlands in their natural state. 7.2 Poor soil areas, such as wet, organic soils, should be retained in their natural condition, and integrated with the planned open space system. The open space system and storm drainage system should be integrated so as to utilize natural water storage areas, and to utilize natural drainage corridors as a means of conveying storm water runoff to the Lake or other discharge areas. City of Lake Angelus Woodland Woodlands conservation is important to protect water, soil and air quality, mitigate noise pollution, moderate local climate and storm hazards, preserve wildlife habitats, and preserve aesthetic values and community beauty. Development which is permitted in and around wooded areas should be planned, constructed, and maintained so that existing healthy trees and native vegetation are preserved. This is especially critical along the shorelines of Lake Angelus. The objective should be to preserve native trees rather than to rely on removal and subsequent replanting. The diversity of woodland areas should be protected to ensure the long-term stability and variety of the species preserved. 6.4. Flood hazard areas and wetlands should be incorporated into the open space system. 6.5 Wetlands - The protection of wetlands is essential to the preservation of water quality, stabilization of stormwater runoff, promotion of groundwater recharge and provision of plant and wildlife habitats. Page 18 Master Plan �7.3 I -I I I I Groundwater resources Groundwater recharge areas replenish water levels in underground storage areas and supply water to lakes, rivers and streams. Because the City has no sewer or public water system, the protection of the groundwater resources is vital. Faulty septic fields could pollute the groundwater and directly effect the individual wells the City relies on for water. Since groundwater resources extend beyond City boundaries, County and regional cooperation will be necessary to effectively manage this problem. Policy 8: An effective working relationship between the City and surrounding communities should be promoted. Planning issues which are integral to the discussion between the various bodies should include: • Promote communication and enforcement of City ordinances. • Involvement ancl cooperation with individual citizens, and citizen groups, shall be encouraged by the City at all levels of the planning process to insure the inclusion of a comprehensive range of community values and priorities. Groundwater resources should be protected from pollution. Land grading should be controlled to retain the water holding characteristics of the land. Vegetation essential to the water holding characteristics should be preserved or, where necessary, enhanced as part of a development program. 7.4 • Provisions shall be made for citizen education and involvement in all issues involving or relating to the creation of, or revision to, general City planning and land use policy, by means of public education workshops in addition to whatever public hearings may be required by law. Drainage systems - The protection of soils, woodlands, and wetlands within a watershed and proper management of land use and development are essential to the proper management of storm drainage. Natural vegetation and topographical features along drainage corridors and the lake shoreline should be preserved. Uses along the shoreline should be restricted to those which minimize topographical disturbance leading to increased runoff, sedimentation and degradation of water · quality. Government Policies City of Lake Angelus Page 19 Master Plan �-II II •II I II I I I I I I II II II II ' PLANNING STRATEGIES �p lanning Strategies Introduction OPEN SPACF.IRECREATION Planning strategies, represented in both graphic and narrative form, identify the manner in which goals and policies are to be implemented. I I I I I Areas designated for Open Space/Recreation include public lands and buildings which are devoted to recreation or conservation use. Land Use Plan Land designated for Open Space/Recreation is intended to provide recreation and open space systems which preserve and enhance the character of the City. Protection and preservation of these areas will ensure maintenance and enhancement of the natural characteristics of the City while at the same time broadening recreational opportunities in appropriate areas. The Land Use Plan Map, (Map 1) provided on the following page, serves as a graphic representation of the City's goals and policies. The Land Use Plan Map is not a zoning map, but rather a generalized guide to the desired future land use patterns within the City. In the course of preparing the plan, the following factors were considered: existing development patterns, demographic trends, regional influences, natural resource conditions, and street patterns. Land Use Plan Definitions The following defines the intent of each land use plan category: Concepts and Strate~ies The following describes key features of, and the rationale behind, the Land Use Plan, by category: RESIDENTIAL LAND USE SINGLE-FAMILY RESIDENTIAL This category provides for Single Family Residential and is planned for areas compatible with existing low density development patterns. Such areas are planned as low density in order to mitigate the impact on natural resources, roads, and utilities. SCIENTIFICIEDUCATIONAL The future character of the City depends on protecting areas for residential development and maintaining existing neighborhoods. Policy 2 establishes single family residential use in areas where it is desirable to maintain low density to minimize the impact on natural resources, utilities, and roads. Low densities are planned to protect an extensive natural system associated with Lake Angelus. This category provides for land and facilities which are used for either research or educational purposes. City of Lake Angelus Page 20 Master Plan �"O Ill 0 C .. ...-....·. a: .c .. __J 0 a: □ Residential 0 a, .0 a, ::, 0 +"''------; -~ c 0 II Scientific/ Educational / / =Open Space I / /D Recreation .. MOHAWKU<. J) LAKE ANGELUS LAND USE PLAN Map 1 City of Lake Angelus Oakland County, Michigan 200 400 eoo 1600 ii CaJ1isle Associates, Inc. City Owned Property Outside City Limits Community Planner.; and Landscape Arehitects Arln Arbo<, Mich193n City of Lake Angelus Page 21 Master Plan �SCIENTIFIC I EDUCATIONAL AND OPEN SPACE I RECREATION LAND USE • • • • • • • • • • • • - The designations of both Scientific / Educational and Open Space/ Recreation in the Land Use Plan are confined to areas which are currently used for those purposes. However, additional discussion regarding the preservation of open space is provided under the Recreation and Open Space Plan. Recreation and Open Space Plan Open Space/Conservation A key element of the Master Plan, as outlined in Policies 1 and 6, is the integration of natural resources and features into an open space system. There are other portions of private properties that may be significant wetlands and woodlands in which this same concept is employed to form a permanent open space network. The various mechanisms available to the City and its residents will be discussed more fully in the Implementation Strategies section of this report Recreation The remainder of the City property 1s to be planned for passive recreation purposes. Passive recreation refers to those activities that can be done by people individually and are done leisurely rather than competitively. The properties included are: Map 2 represents the Conservation Plan which incorporates the following: • 47 acres south of the City boundary in Pontiac • Welcome Island • City Hall Property • Hulbert Wildlife Sanctuary • 4 acres located west of Sleepy Hollow These areas should remain undeveloped and preserved in their natural state. This will promote Lake Angelus' scenic amenities and preserve its uniqueness. • Staff-Wildlife Sanctuary • 97 acres located south of Lake Angelus Road and immediately west of Baldwin Road It is not the intent that these areas be developed for active recreation purposes . With proper planning, the following areas can provide recreational uses for the City while preserving the natural character. The Staff-Wildlife Sanctuary (Map 3) will provide a simple nature walk to give residents exercise possibilities while still maintaining the Sanctuary's natural setting. The second recreation site would be approximately 97 acres located in the northeast corner of the City. Possible amenities of the site could include: • Boat storage area The Lake Angelus Shores outlots and dam site should continue to be preserved in compliance with their original intent • Nature walk • Picnic area In addition to the preservation of publicly owned property, the creation of a conservation corridor or "green belt" around the City would greatly contribute to protecting the image and character of the community. Essentially, the corridor would be a strip of land of varying width which would be voluntarily preserved from disturbance by the property owner. • Parking • Sled hill City of Lake Angelus Page 22 Master Plan �·-·---····· g ~ i :i,,. ~ "'i::" c..·---. .__) V ] s- ·7 (,...,·· j /- ~-=- "" ~ &-1 7 I 7 1"' t::: ) MOHA' LAKE ~ . /\ ·~ I C' U z-z~ la I I POTENTIAL GREENBELT ANGELUS CONSERVATION PLAN Map2 f., City of Lake Angelus Oakland County, Michigan ~ ~ § r£1-L ii .,.. City Owned Property Outside City Lim"s ~.-.odll-N:. ():rmuwty f'Wnln WIid ~ ~ IWIN'Oof, lolc:HgM �____________ _ , 0 ~ ~ .. i m ),. ::s 00 "'i: "" ---.: Nature Trai \ ,,, ... ~ -~ \ L. --.._ ,,, ? ~ ,, I - -- -. -••,.;---""">~~,~q+e ~-, ~ ' ,_, \ I ,, ~ ~.,"'• --~,_ ,~ ',.',I / I I III I' I ,..,._~ .__ \ - f.., ~ [ •••••- . ; 7 -----I\ '\ I I ''•••••-•• I ,_ I,._.., ___ _ .. ·ty property . l'nk Possible 1 to other c1 ~Map3 City of Lake Angelus Oakland County, Michigan Carlisle Assoclales, Inc. Communily Planners and Landscape Architects Ann Arbor. Michigan �,_,_ --- -- ......... Q LAK:~=~~:A~,------l\ ~ ,sa. ~ ~ ~ ::I -..., Oo EX. VEGETATION ~ I:: / . .,,,,,,,. - - - - III ,,.,,,,, ,,.- I I p I r ® / \ 'I n l ......... ~ II ~ I 0 l ~l•v k\ I ----------1 \__ 0 I 0 <( 0 a: 0 z ~ g <( co I ( --· N v, EX. TENNIS COURTS RECREATION PLAN EX. STRUCTURES ----f ~ -, [ •® 0 ® PATHWAY SYSTEM PICNIC AREA Map4 MITIGATED WETLANDS BOAT STORAGE City ol lake Angelus Oakland County, Michigan PARKING SLED HILL ~ ii -=--=-...::..: --.~ �These amemttes are demonstrated on Map 4. The changes were suggested after reviewing the citizen survey and development potential with the environmental features in mind. They were designed to give the City a place to gather and enjoy leisure time while, at the same time, preserving Lake Angelus' scenic character. I I I I I I I • • • Roadway Plan The City of Lake Angelus has several major transportation concerns: the scenic preservation of Gallogly Road and Lake Angelus Road, and; the expansion of Telegraph Road and other major arterials around the City. The expansion and extension of Telegraph Road north of Walton Boulevard would have a major effect on the City of Lake Angelus. Extension of the road to connect to Gallogly Road is unacceptable to the City for numerous reasons. Any Telegraph Road extension to connect with Gallogly Road would greatly increase traffic through the City and thus detract from the residential setting of Lake Angelus. The extension would also ruin the natural environment along Gallogly that is so important to the City's residents. The City is committed to the protection of its roads because they are so vital to the City's character, natural beauty and appeal. The preservation of natural character along Lake Angelus Road and Gallogly Road is vital. Improvements, if any, should be done in a manner that minimizes disturbances along these corridors. The Natural Beauty Roads Act establishes guidelines for the protection of roads of these types and could provide useful guidance to the City. City of Lake Angelus Page 26 Master Plan �-I I I I I I I I I I I I IMPLEMENTATION STRATEGIES �I I E z -. ◄ 0 0 ~ . 111::,--! "',!!!-!~=-i;,r==~ ANGELUS I I I I I I I I I I / GELUS LAK[ ·LAKE A ANG[L 115 . (] * ANu[ L 115 Map5 -••• City of Lake Angelus Oakland County, Michigan ii Scenic Road Corridors Proposed Telegraph Extension ~Aasocull!S.lnc. Convnulwly ~ and Landscape Altnhect:I NV> M>o<. Ulc!,IQan City of Lake Angelus Page 27 Master Plan �I I I I I I I I I I -I -I ' mplementation Communication between the City and various communities and agencies will greatly enhance the Plan's effectiveness. Section six of the Municipal Planning Act requires that a Planning Commission prepare a Master Plan as the official policy making document regarding land use decisions. Implementation of the Plan is an incremental process, requiring cooperation between the public and private sector. Master Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures which make citizens more aware of the planning process and the day to day decision making which affects implementation of the Plan. A continuous program of discussion, education and participation will be extremely important as the City moves towards the realization of the goals and objectives contained within the Master Plan. In an effort to implement the City Master Plan, several key tools are presented in the following text. City Governmental Policies The Master Plan is the official policy document regarding the development of the community. It establishes a series of goals toward which the entire community can work. The Plan establishes the foundation against which public and private development proposals can be measured. Too often, local officials and citizens find themselves in a reactive role to development proposals within their community. Without a firm base of information, communities must either accede to development pressures or be criticized for arbitrary denials. In addition, decisions regarding public programs and projects are often made incrementally and not related to any overall concept. Plan Updates This plan should not become a static document. Circumstances and conditions may change that influence the policies embodied in the Plan. The City Planning Commission should attempt to reevaluate and update portions of it on a periodic basis. The Planning Commission should set goals for the review of various sections of this Plan on a periodic basis. Implementation Tools Intergovernmental Cooperation Zoning- Zoning is the development control that has been most closely associated with planning. Originally, zoning was intended to inhibit nuisances and protect property values. However, zoning can also serve additional purposes which include: In an effort to make the Lake Angelus Master Plan more effective, coordination between governmental units must be promoted. The future of Lake Angelus will be influenced by the decisions of communities which surround the City and of agencies with responsibilities that supersede those of the City. Lake Angelus officials must not only be aware of City-wide issues and concerns, but they should also be aware of issues surrounding the City that could affect it. City of Lake Angelus 1) Promoting orderly growth in a manner consistent with land use policies and the Master Plan. Page 28 Master Plan �2) Promoting attractiveness and variety in the City's physical environment by providing variation in lot sizes, etc. I I I I I I I I I 3) Guiding development away from undesirable areas such as wetlands and current City-owned open space. 4) Preserving and protecting existing land uses until such time as they may change in accordance with the Master Plan. The zoning ordinance and official map, in themselves, should not be considered as the major long range planning policy of the City. Rather, the Master Plan should be regarded as a statement of planning policy and the zoning should be used to assist in implementing that policy. Conservation Greenbelts A "greenbelt'' is a contiguous, interrelated open space buffer either surrounding or intertwined within an entire community. The purpose of the conservation greenbelt would be to maintain a "green ring" of open space around the City that would preserve the natural character of the community. The resources protected in a greenbelt may include drainage courses, wetlands, wildlife areas, and woodlands. The preferable method of establishing the conservation greenbelt is through the use of private voluntary techniques. The following recommendations are made to develop a successful and complete conservation greenbelt and open space program. Special Purpose Ordinances - Control of land use activities need not be confined to the Zoning Ordinance. Special purpose rules and regulations often complement the Zoning Ordinance and make it more effective. The following special purpose ordinances have already been adopted by the City of Lake Angelus, but should be reviewed to ensure compatibility with the Master Plan. • Develop programs around a clear vision of the future. • Rely on voluntary efforts on the part of affected property owners. • Build strong community support. • Document and publicize benefits of open space preservation. • Think and plan on a communitywide level. Wetlands Protection Ordinance Water Quality Lot Split Ordinance For the majority of residents, the lake and its surrounding environment is the very focal point that attracted them to the City. Its protection for the residents of the City, whether present or future, is a vital part of the Master Plan. Efforts to protect the lake would benefit: Water Quality Board Ordinance Nuisance Ordinance These ordinances along with future ordinances, will prove to be important tools for regulating growth and development in the City. City of Lake Angelus Page 29 • fish and wildlife habitat • ecological processes • scenic and recreational activities Master Plan �I I I I I I I I I I I I I I I I I 'I A relationship between land use and water quality is evident. The emphasis on water quality protection programs is changing to focus more on lands next to the lake and within its watershed boundary. To preserve and improve the lake's water quality, the following are strategies that could be used: • Develop a buffer zone around the lakes' shoreline. Within this boundary, vegetation removal would be monitored and restricted where applicable. • Reduce land disturbances on steep slopes. This would reduce erosion, pollution from stormwater runoff and sedimentation. • be considered. Since disturbances along the designated roadways are limited, improvements may be restricted. City Recreation Space Scenic and passive recreation space for the residents of Lake Angelus is an important asset to the community. Plans for the Staff-Wildlife Sanctuary and the Recreation Property located on the northeast comer of the City preserve these natural areas while allowing pedestrian access and enjoyment. It is the intent of the Recreation Plan to improve the two parcels for the community's enjoyment, while maintaining the scenic beauty of both sites. Improvements to both sites, as illustrated in Maps 3 & 4 would accomplish two important things: Eliminate the use of lawn fertilizers and pesticides that flow into the lake. To accompany this, an education program should be developed to inform citizens what fertilizers and pesticides are safe to use. • Continue to study and monitor the water quality. • Monitor the impact of waterfowl population and evaluate measures to reduce impacts. Natural Beauty Roads Stretches of a road with unique environmental and scenic characteristics can be protected by designating them "Natural Beauty Roads" (P.A. 150 of 1970). Guidelines have been established by the Department of Natural Resources to protect native vegetation along those natural beauty roads from destruction by such things as: spraying, dusting, salting, cutting, or mowing. Trees may be trimmed or cut, but sound forestry practices must be exercised. If natural beauty road designations are proposed in the City, the impact the designation may have on future service provisions should City of I.Ake Angelus • Maintain the scenic quality of the parcels. • Provide a place for citizens to exercise and congregate. Improvements could be achieved at a minimal cost to the community, while enhancing the City's character. This Plan would set a precedent for future development of the remaining Cityowned parcels and promote a land use concept that demonstrates scenic conservation and recreational use. The improvements to the two parcels are as follows: Staff-Wildlife Parcel • Page 30 Create a scenic pathway that winds through the Wildlife Sanctuary. The path will accommodate walkers during the summertime and cross-country skiers in the winter. The path will be approximately one mile long with benches at various points along the pathway. Master Plan �I I I I 97 Acres in N.E. Corner • Grade and gravel the existing parking to accommodate 15 to 20 vehicles at a time. • Create scenic pathways through the site. As with the StaffWildlife Sanctuary, the pathway should be of sufficient width to accommodate walkers and crosscountry skiers. Trail benches would be placed at various points for seating. • I I I I I I I I I I I I I • Maintain the picnic area. The picnic area will consist of picnic tables and barbecue grills. This area will give the residents of Lake Angelus a place to congregate while they play tennis or use the pathways. The picnic area could also be used for private parties through arrangement with City government. Direct access from the picnic area to the pathway would be available. Planning Specifically review the Zoning Ordinance to determine if zoning district regulations and standards are consistent with the Master Plan. • Review Wetlands Ordinance to determine compliance with recent revisions to State legislation regulating wetlands. • Consider alternative methods to protect woodlands and regulate shoreline clearing. Begin studies of various alternative methods to promote conservation buffer (i.e., scenic easements, etc.) • Create a better delineated outdoor boat storage area. This area would allow residents to store their boats in the winter and also give them a place to put their trailers in the summer. Future Tasks • • Continue studies of lake water quality. Expand to consider ground water quality education program for citizens. • Prepare specific plans for Cityowned property if intent is to develop these properties in accordance with Master Plan sketches. • Consider regulating major changes in topography and earth movement Commission After adopting the Master Plan, the Planning Commission can utilize the following list of tasks to begin the implementation process. While the list may not be exhaustive, it outlines many areas of priority. • Review all ordinances related to land use and development to determine consistency with the goals and policies of the Master Plan. City of Lake Angelus Page 31 Master Plan � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Lake-Angelus_Master-Plan_1990s Creator An entity primarily responsible for making the resource City of Lake Angelus Planning Commission, City of Lake Angelus, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource circa 1993 Title A name given to the resource City of Lake Angelus Master Plan Description An account of the resource The City of Lake Angelus Oakland County, Michigan Master Plan was prepared by the City of Lake Angelus Planning Commission with the assistance of Carlisle Associates, Inc. circa 1993. Subject The topic of the resource Master plan reports Lake Angelus (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e996caf835a9ae23f83adf50ba7e3028.pdf af7243ecc4a87f14e6f90d35e19047c8 PDF Text Text MASTER PLAN the CI Of' L Sa,Y,lac ColJll[j, ~icftjga'l (jlugust 1991 · * �TABLE OF CONTENTS City of Marlette Administrative Structure .............. ii OVER.VIEW ••••••••••••••••••••••••••••••••.•••••••••••• 1 Physical Features.... . . • . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Population Characteristics............................. 10 Co•uni ty Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 GOALS ARD OBJECTIVES. . . • . . • . . • . . . . . . • . . . . . . . . . . . . . . . . . . 17 17 . .. Land Us•····•·· Transportation ...•. Economic Develop~ent. Housing ............ . City Administration .. Quality of Life .•.... 19 20 22 23 24 FIGURES ARD TABLES Figure I. Figure II. Figure III. Figure IV. Figure v. Figure VI. Table Table I. II. ..... ... . . . . . . . . . . . .... ... .... . .,. . . . . . . . . . ... . . . . . . ... . .. . . . . . .. . 3 5 6 7 .. 9 25 8 ... 16 Literature Reviewed ................ • • • • • • • • • · • · · · · · • · · 26 APPENDIX A............................................ 27 �CITY OF MARLETTE CITY COUNCIL Ken Babich, Mayor Lana Brooks Kathy Hardenburg Donna Lambert Wayne McDonald Sam Patrick Mark Schultz, Pro Tem Planning Commission George Heintz, Chairman Peg Brynes Chris Clark Donald Kanicki Max Kraft Wayne McDonald Dr. Donald Robbins Park Board · Karen Campbell, Chairperson Robert Cudney Tom Dawson Tami Hall Kathy Hardenburg Kristi Kelly Cindy Kopacz Sam Patrick Bea Ross City Manager, Charles Zampich Robert Kiteley, Clerk-Treasurer ii L �r MARLETTE ORGANIZATIONAL STRUCTURE ELECTORATE COUNCILPERSON COUNCILPERSON CITY MANAGER MAYOR COUNCILPERSON POLICE CHIEF DP.W WWTP Cemetery ..... ..... ..... COUNCILPERSON J COUNCILPERSON COUNCILPERSON I ATTORNEY I APPOINTED BOARDS and COMMISSIONS PARK BOARD CLERK - Treasurer PLANNING COMMISSION ASSESSOR-------------- -- ------------------------------------------ -------------- --- BOARD OF REVIEW OFFICE STAFF I EDC ZBA DDA �Overview The City of Ma~lette Sanilac County is located in the southwest in Michigan's Thumb, and Tuscola Counties (see near the borders Figure 1). rich agricultural lands, and its corner of Marlette is of Lapeer surrounded by size is characteristic of many communities in the Thumb ar~a. Although Marlette is situated producing agricultural counties variety of industries. in in the The City is one of State, it is the highest home to a also an established hub for surrounding agricultural communities. trunkline State Detroit M-53 ~isects metro area to northern terminates the City and connects communities in the Thumb. the M-53 in Port Austin. The City of Detroit is approximately 70 miles south of Marlette. The City of Saginaw is approximately 50 miles to ~he west and miles to th, southwest of the City of Flint M~rJette. is approximately 58 Port Huron, a gateway to Canada, is only 50 miles to the southeast. Founded as a Village in 1862 Marlette became a City in 1984. The City is administered by a City Manager. ordinances. The Ci~y is Mayor and Council which appoints a governed by a charter and enacted Six CouncJl mempers and a Mayor-elect serve 4 year 1 �terms. Three members Council meetings are month. are elected two years. held on the first and third Regular Mondays of the The City's fiscal year runs from July 1st to June 30th. Various boards and also every execute Development Appeals City These objectives. Corporat~on, and Park and commissions, appointed by include Planning Commission, Recreation Board. Authority (DDA) was established in 1991. 2 City Council, the Economic Zoning Board of A Downtown Development �<<I +<S' 'Y"' ~o ~ w SAGINAW' BAY ~ ~ H ....,... , I I LOCATION MAP City of Marlette, Sanilac County, Michigan -- - - -- �► Physical Features Highway runs M-53 Chesapeake and Ohio (CSX) Railroad also passes through the majority Most of ~he of the southern third 53. north-south City's City's from Port The Saginaw As expecteq, the commercial development industrial development ~arlette. Hu+on to City (see Figure II). is is along located in M-53. the of the City while some is also dispersed along M- The Gi~y•~ industrial treatment through ~lant on Township airport is the park is located eastern side of located off of M-53 Well-est~blished re~idential areas can near the wastewater the community. and south of The the City. be found alon9 the City's side streets (see Figure III). General soils in tl)e community are well-suited to residential and othe+ forms of urban development (see Table I and Figures IV and V). the largest single soil group is comprised of dry loam~, which cove~ approximately 65 percent of the community. Soil group Number 5 could pose problems for development due to a high water table. These soils typiqally coincide with drainage 4 �I Lake Huron Saginaw Saginaw M-21 Por Flin St. Clair C -----7 -- ______ 1,--, • Lake St. Clair J-94 Canada NORTH FIGURE II 5 b - . �FIGURE ill IIHllf 11111 City of Marlette Sanilac County, Michigan EXISTIIlG LHilD USE map fllll From the GENERAL DEVELOPMENT PLAN - 1980 ~ RESIDENTIAL .:=} COMMERCIAL ,u,1111, C 8 O :❖:,:,:,:.:,:. PUBLIC AND QUASI-PUBLIC ffHllfl ~,., I Iltrr&J MANUFACTURING ANO INDUSTRIAL m RECREATION TRANSPORTATION, COMMUNICATIONS ANO UTILITIES □ AGR I CUL TUR AL ANO VACANT LANO 6 �► CITY OF MARLETTE n 0 LEGENO CO~TY LINE CORP()IIATE LtflltTS -·--·- 501LS STREET SYSTEMS STAT£ TFWNKUNE cou,crr PRIMARY COUNTY LOCAL MAJOR STRHT FIGUl2f:: LOCAL STRtET CtT y OR STJ!f[T aam:IUft orr,ccs 0 ADJOINING VILLA(;( CITY 7 IV �TABLE l VILLAGE OF MARLETTE AND ENVIRONS:SOILS FROM SCS AND MICHIGAN EXPERIMENT STATION SOIL SURVEY, 1961 SOlL RESOURCE NO. SOIL DESCRIP. Ory, sandy and gravelly soils 2 -------------Ory, sandy and gravelly soils over clay and . loam soils 3 4 ------------------Ory loams, silt and ~ ACRES 155 6% 75 3% 1820 clay loams; fine, sandy loams 65% and gravelly soils ,06% -----------------Wet, level, sandy RESIDENTIAL USING SANITARY SEWER TYPE OF LIMITATION ROADS INDUSTRY COMMERCIAL ACTIVE OPEN ( 1) Slopes over 12% Well Adapted Cl) Well Adapted (1) Well Adapted Slopes over 12% Lim it in 9 Well Adapted Well Adapted <1> We 11 Adapted Moderate 1y well ( 1) Slopes over 12% limiting Wel 1 Adapted Cl) Wel 1 Adapted Wel 1 Adapted Well adapted ---------Well adapted -----------Well adapted Well adapted ( 1) (1) (1) ------- AGRICULTURE ----------Moderately well Adapted (4) <2> ------------(4) (2) (4) Moderately High water Well adapted (3) Table Moderately Well adapted Poorly Adapted Moderately Moderately we 11 Well adapted Adapted (5) , 194% Well Adapted (3) Table Well adapted Adapted Wei 1 adapted 160 6% Unadapted High Water Unadapted Unadapted 15 ---------- -------------------------------------------------------------------------~----------------------------------------Wet , 1eve 1 1oam; 5 575 Moderately High Water Moderately Poorly Moderately Well adapted silt and clay loams; fine, sandy loams 6 --------------Wet, level peat and muck soils: Unstable (5) Poorly Moderately well Adapted (6) Adapted (5) --------------------------------------------------------------------------------------------------------------------------------TOTAL 2800 100~ --------------------------------------------------------------------------------------------------------------------------------1, Adaptability is based on slopes of less than 12%. Adaptability decreases with increase in slope. 2, 3, 4, 5, 6. Use of irrigation increases adaptability on more level areas, Not well adapted in natural state due to high water table: lowering water table through drainage increases adaptability. As slope increases, adaptability decreases due to erosion hazard. Contingent upon provision of proper drainage for agriculture use, Unadapted to most recreational uses but has potential for nature study and wildlife areas. 8 �FIGURE V ( I ,L ,3a,._,,_ R O ,<. O ,.' 18 ' II'. . Iii ~r , 1\ . I ' ' • ' \ •''.,;~ I , · \,/ ; (\ •' • jl8• ;, -· ·- . . .. ' ' ., \ -, _ _• .......,._..._ , -◄~--- , . , . - . . _, • I •• ., ,, i. ' �Population Characteristics In 1980 the Historically, the City of Marlette•s City's population has population was increased each 1,761. decade, and the latest census shows an increase of 9.3 percent. In 1940 1950 1960 1970 1980 1990 1,641 1,489 1,640 1,706 1,761 1,924 1980 the mobile home Michigan, which translated into in Marlette. Three hundred manufacturing industry a loss of an estimated of these jobs have left 800 jobs been regained through an upswing in the economy and local economic development efforts to secure new industry for the City. In 1980, Marlette had 712 housing units; 463 of these units, or 65 percent, · were owner-occupied. renter-occupied. Conversely, 35 percent were The median value of owner-occupied housing was $30,200; lower than the County value of $31,000 value of $39,000. 10 and the State �Median hou~ehold income in the City was $13,648; again, lower than the county rate of $14,950 and considerably lower than the state rate of $19,223. The City's per capita income distributes total income over working or not) income was personal in 1979 was $6,862. estimated at $9,202 the population In 1985 the which represents an 34.1 percent in the six year period. It is (which whether per capita increase of interesting to note, that although the city had a lower median income than the county, in 1979 and 1985, county as a whole. the per capita income was higher than the County per capita income figures for 1979 and 1985 were $5,932 and $8,303, respectively. Median figures. The age city is state median is County median age median in the stands at age is 33.2 years higher than county 28.9 years of 30.5 while the of age. In 1980, age. City of and state The Sanilac Mariette's 18.6 percent of the population was over 65 years of age. Another point of the interest in Mariette's population, where ratio of males to females within the population is generally 50/50, in the city 55.3 percent of the population is female. 11 �Given the relatively large senior population, it is likely there are many single person, female senior households in the city. The City Michigan Employment of Marlette's Marlette. better employment In 1987 the than the Commission includes figures with area unemployment rate county's average average of 8.2 percent Since 1984 Security the Township of 10.1 percent, rate has decreased of was 6.8 percent, and the region's average of the unemployment the the state's 9.2 percent. yearly from 11 percent in 1984 to 8.8 percent in 1985, and to 7 percent in 1986. The number of people in the work time period which significant. force has increased makes the reduction of In 1984 the area labor over this unemployment much more fQrce was 1,627; in 1985, 1,630; in 1986, 1,875 and in 1987, 1,950. Due to the City's establishment following the 1980 Census, there is limited specific information addition, much collected only at th~ county level. is affected by of the the county existing as a on the City demographic proper. information is Since the City of Marlette whole, it would be include some county-wide information in this discussion. 12 In useful to �In 1983, 14.2 percent some form of public 27th (of 83 of the qounty•s assistance. counties) in the At that time, the county ranked st~te individuals on public assistance. the percentage decreased to 40th of the population to 10.3 percent in 1987, in the State for public assistance. In population received for its percentage of Fortunately, since that time, on public assistance has The county's ranking dropped the percentage of its population 1987, l9,4 percent of the on population was receiving social security benefits which is higher than the State average of 15.5 percent. When examining an age pyramid for the county in 1980, one can see that the largest percentage of people were between 10 and 24 years of age. years of age. In 1989, these individuals ranged from 19 to 33 This may explain the increase in the labor force even though the County population has decreased over time. 13 �Community Resources All Marlette school district facilities (Bea McDonald Elementary, Marl~tte Middle and Marlette High) a~e located within the City. The District povers a 150 squa+e ~ile ~rea and serves approximately 1,500 students with of Marl~tte 54 percent living in the and Marlette Tow~ship. The City also City has a 48-bed hospital with a~ assofiated 43-bed extend~d ~edical care facility an~ 24 senior citiz~n apa~tments. t~e peadquarter~ which provides Meado~ Another un~qu~ institution is of Teen Ranch, a licensed vital services to families Ridge ~part~ents, a new human service agency throughout the state. 24-unit ~enior citizen complex will open in August, 1991. The City services. of Marlette has A newly upgraded sequencing batch reactor capaqity is 690,000 pr9v~de between the usual complement of public wa~tewater trea~ment system with a handles all city gallons per ~70,000 ~nd day. sewage. Three 300,000 gallons Total plant ~unicipal wells of water per day. Excess water storage capacity, of 200,000 gallons, is stored in 14 �an elevated Edison and full-time operate tank. police officers the volunteer provided by of 7. serve fire town in the p~ovided for citizens Dy to the city. Sixteen department which has an firemen insurance Service (ambulance) is operated by The City's township. by Detroit Three certified the city. Emergency Medical volunteers. provided Gas Company. Marlette ttospital and st~ff aµd ~everal of utilit ies are Southeastern Michigan class rating south Modern Solid one full-time cemetery is located wast~ collection a private nauler who is is is under contract A curbside recycling program began July 1, 1991. Marlette ~as a fine complement of ~) wnich provide hundreds of jobs. ind4stries (see appendix The City ha~ long recognized the value of manuf~cturing facilities and attempts to promote the health of existing firms while attracting new ones. 15 �TABLE I I STATE EQUALIZED VALUATIONS (SEV) OF THE CITY 1989 Real Property - $ 12,941,500 $ 14,048,200 Personal Property - 1,854,500 2,255,100 TOTAL $14,796,000 $ 16,303,300 IFT $ 600,200 563,700 1990 1991 Real Property - $14,747,300 $ 16,126,700 Personal Property - 2,365,300 2,345,200 TOTAL $17,112,600 $ 18,471,900 IFT $ 5?3,900 $ 664,300 The Industrial Facility Tax (IFT) represents properties which have been granted a tax abatement and enjoy a 1/2 tax rate and are therefore separated from the Real or Personal Property SEV, The official value (SEV) is on the increase and the population has increased almost 10% between 1980 and 1990. 16 �GOALS AND OBJECTIVES The goals and objectives put forth in this section are the direct result of research conducted on local data sources (community surveys, newspapers, Council minutes and City files) and some interaction with community leaders. Goals and objectives are categorized into sections, which include: Land Use, Transportation, Housing, City administration and general quality of life issues. A. LAND USE General Goal 1. PROMOTE EFFICIENT USE OF CITY LAND WHICH PROTECTS BOTH NATURAL AMENITIES AND INDIVIDUAL PROPERTY RIGHTS. Objectives 1. Consider the closing of Morris Street between the bank and hotel to create a pedestrian mall as a downtown amenity. 2. Protect residential areas from encroachment of commercial and industrial development. 3. Investigate innovative land use control techniques that may provide flexible options to developers while maintaining quality development within the City. Some of these techniques may include zero lot lines for commercial or residential areas, provisions for cluster zoning and a site plan review process. 4. Promote adherence to building codes and consistent application of those codes in the City which will promote and maintain high quality development. 17 �5. Adopt development standards for use during the site plan review process in order to retain the small town character of the City of Marlette. 6. Periodically reevaluate adequacy of current sign regulations, especially with regard to number, square footage allowed for signs and use of temporary signs. 7. Create a Conservation Reserve District (CRD) for those areas that cannot be developed in the City; e . g., park lands. 8. Keep future industrial uses in close proximity to M-53 and railroad access, yet isolated from residential development. 9. Protect the integrity of historical structures in the community. 10. Deter strip commercial development along M-53. Encourage access roads that lead into blocks of commercial lands that front major corridors. 11. Review zoning ordinance text and definition and map (see Figure V) for appropriateness with current development objectives and community needs. 12. Promote development of additional single family homes in the City. 13. Provide zones for modern multi-family home development. 14. Promote high quality rental housing in the City. Discourage conversions of single family homes into multi-family units. If conversions are allowed, take measures to prevent poor quality of haphazard development. Consider annual rental inspections to help ensure proper maintenance of properties. 18 �15. Promote future land uses and subsequent land use zones that coincide with the future land use map and the aforementioned objectives outlined in this section. B. TRANSPORTATION General Goal 1. FACILITATE THE MOVEMENT OF PEOPLE AND VEHICLES THROUGHOUT THE COMMUNITY BY UTILIZING THE SAFEST, MOST EFFICIENT MEANS POSSIBLE. Objectives 1. Severely restrict curb cuts (driveway entrances and exits) along business strips. Increased traffic movements from multiple curb cuts result in highly congested business strips. There should be access to commercial development from smaller feeder roads that run parallel to the main thoroughfare whenever feasible. 2. Assess the need for sidewalk improvements within the City. 3. Work with the County to investigate the feasibility of providing improved mass transportation services to the City. 4. Cooperate with surrounding communities to improve bike path and walkway networks between communities. 5. Support the upgrading of M-53; e.g., resurfacing and curb and gutter through town as needed. 19 �C. ECONOMIC DEVELOPMENT General Goals 1. PROMOTE A STRONG, DIVERSE ECONOMY IN THE CITY, CREATING ECONOMIC OPPORTUNITY FOR RESIDENTS AND POTENTIAL RESIDENTS OF THE COMMUNITY. 2. USE COMMUNITY RESOURCES IN THE MOST EFFICIENT AND ECONOMICAL MANNER POSSIBLE, WHILE MAINTAINING HIGH QUALITY SERVICES. Objectives 1. Increase the tax base of the City of Marlette by stimulating development in the City to strengthen existing property values and prevent property deterioration. 2. Promote the City as a small regional service provider and encompass a 15-20 mile radius as a service area. 3. Improve the quality of life for residents by stimulating additional business as a consequence of economic development thereby easing the tax burden for City services. 4. Analyze the current tax abatement policy. Monitor abated properties to ensure the City's economic development objectives are being met. Consider agreements which provide qualified Marlette residents with jobs before they are advertised in other areas. 5. Promote Marlette as a community amiable to industrial development. 6. Endeavor to more effectively market the City and its amenities and economic opportunities to prospective businesses. 20 �• 7. Work closely with resource groups which can be of assistance to units of government with economic development issues; i.e., the County EDC, Community Growth Alliance, Chamber of Commerce, Regional Planning agency, etc. 8. Communicate with surrounding units of government and cooperate, when feasible, with regard to economic development efforts. 9. Focus significant economic development efforts on business retention in the community. 10. Actively seek to expand development and service provision opportunities through physical expansion of the City and through provision of essential services to outlying areas. Parking areas and high traffic generation; e.g., fast food service and convenience store/gas station), should be confined to more intensive commercial districts. 11. Study the implementation of a City income tax for income generation within the city by non-residents. 12. Promote a diverse cross section of high quality commercial development in the City. Promote and encourage improvements in facades, window displays, signage and street-scapes. 13. Market retail products more heavily to workers in area factories. It is suspected that many of them commute into the area to work and are not treated as a viable market for community products; i.e., coupon specials and newsletters distributed with time cards may stimulate this market. 14. Attempt to recruit a wider variety of service or commercial enterprises such as a health clinic, additional doctors, variety/clothing store, fast food restaurants, roller rink, agricultural support businesses. 15. Improve directional signage to community parking areas and community facilities throughout the area. 21 �16. D. Investigate the use of rental incentives in vacant businesses . HOUSING General Goal 1. PROVIDE HIGH QUALITY, SAFE AND AFFORDABLE HOUSING FOR ALL CITIZENS , PRESENT AND FUTURE, OF THE CITY OF MARLETTE. Objectives 1. Diversify housing opportunities through promotion of alternative forms of housing units such as senior high-rise, duplexes, four and eight unit multi-family and condominiums. 2. Investigate the feasibility of forming a City Housing Commission. 3. Where appropriate, work more closely with the State Housing Authority's home rehabilitation, home energy analysis and rental rehabilitation programs. Apply for assistance under MSHDA programs. 4. Foster communications with local banks and encourage them to participate in the Michigan State Housing Authority's low interest loan programs for housing rehabilitation , especially for seniors. 5. Retain the character of core residential areas in the City. Promote maintenance and upgrading of existing housing stock. 6. Encourage builders to become involved in the Michigan State Housing Authority's tax incentive programs. 22 �E. CITY ADMINISTRATION General Goal 1. USE COMMUNITY RESOURCES IN THE MOST EFFICIENT AND EFFECTIVE MANNER POSSIBLE FOR THE DELIVERY OF HIGH QUALITY SERVICES TO THE CITIZENRY. Objectives 1. Make a concerted effort to take advantage of State and Federal grant opportunities. 2. Streamline administrative functions whenever possible; e.g., licensing and permitting processes. 3. Foster cooperation and communication with surrounding units of government regarding to service delivery. 4. Investigate licensing of rental housing units in an effort to promote quality development in the City. 5. Determine the feasibility of a formal City Task Force to promote communication and coordination amongst boards, commissions and civic groups within the City. 6. Encourage volunteerism and cooperation among citizen groups in the community. Recognize the value of the community's civic groups. 7. strengthen code enforcement in the City. e. Increase public relation activities in all City departments. 9. Provide several copies of all City ordinances, plans and reports to the City library. Attempt to secure such materials from surrounding communities. 23 �QUALITY OF LIFE General Goal 1. ENHANCE ALL CITIZEN'S QUALITY OF LIFE BY INCREASING THE CITY'S ECONOMIC, RECREATIONAL AND VOCATIONAL OPPORTUNITIES WHILE MAINTAINING A SAFE AND HEALTHFUL ENVIRONMENT. Objectives 1. Upgrade the appearance and viability of establishments in the City of Marlette. 2. Support an area-wide "911" system. Work to upgrade the existing system with more ·sophisticated equipment and an integrated network. 3. Communicate regularly with area human service programs at the local, county and state level. Educate residents to the opportunities available to them. Provision of an informational flier with billings is an economical way to achieve this goal. 4. Participate in an area-wide composting and recycling program in an effort to provide recycling opportunities for City residents and implement the County's solid waste plan. 5. Execute the City ' s current Recreation Plan. 24 �--IICIE-z~ I . I ' i ' ·- ;_ J ~ 3 ~;,1.----~ ~ : VILLAGE OF MARLETTE ZONING 11AP FIGURE VI 25 �LITERATURE REVIEWED City Council Minutes, 1986 - January 1989 Economic Development Commission Minutes, 1987 - January 1989 Michigan Department of Planning. Natural Resources, Community Recreation Michigan's 1987-1988 Recreation Action Program; _B_u_i_l_d_i_n_g~M_ic_h_ i-g_a_n_'_s__R_e_c_r_e_a_t_io_n__F_u_t_u_r_e~•~ Michigan Natural Resources (MDNR). An Element Department of of Marlette City Charter Marlette City Ordinances Marlette General Development Plan, 1980 Marlette Recreation Plan, 1979. Recreation Board Minutes, 1988 - January 1989 Sanilac County Data Series The Marlette Leader, 1988 - January 1989 Thumb Area Recreation and Tourism Analysis, 1975, Michigan State University Departments of Parks and Recreation and Resource Development. Authors , Moncrief and Houck. 26 �APPENDIX A 27 �CITY OF MARLETTE SANILAC COUNTY ACTIVE HOMES CORP 7938 S VAN DYKE P. 0. Box 127 (48453) Phone ....... (517) 635-3532 Emp: 95. Est: 1960 Sq. Ft: 400,000 Annual Sales: $5.1-lOmm. Export SIC: 2452 OETIKER IMC 3305 Wilson Street P.O. Box 217 (48453) Phone ......... (517) 635-3621 Emp: 76. Est: 1961. Import SIC: 3429 D GP Inc 3260 Fenner P. o. Box 155 (48453) Phone ....... (517) 635-7531 Emp: 25. Est: 1982 SIC: 2221 PLASTA FIBER INDUSTRIES, IMC. 6300 Euclid Street (48453) Phone ..... (517) 635-7536 Emp: 200 Est: 1953 SIC: 3714 GM R INDUSTRY 6587 Warner Street (48453) Phone ...... (517) 635-2814 Emp: 3. Est: 1977. Sq. Ft.: 6,000. Import/Export SIC: 3559 3599 3714 SANILAC STEEL, INC 2487 South Van Dyke P. 0. Box 185 (48453) Phone ...... (517) 635-2992 Emp: 10. Est: 1967 Sq. Ft.: 6,500 Annual sales: $5.1-lMM. SIC: 3441 GENERAL MACHINE (see GMR INDUSTRY) SNOW SCREW PRODUCTS IMC MARLETTE CONCRETE PRODUCTS IMC 3370 Warner St (48453) Phone ...... (517) 635-3575 Emp: 9. Est: 1940. Annual Sales: $101-500M SIC: 3273 3272 3487 s Main St (48453) Phone ...... (517) 635-2521 Emp: 8. Est: 1955 Sq. Ft: 10,000 Annual Sales: $5.1-lMM. SIC: 3599 28 �• MARLETTE LEADER 305 Kain (48453) Phone •....• (517) 635-2435 Emp: 3. Est: 1877 SIC: 2711 TANGENT TOOL & EHGRG INC. 3410 S Kain P. o. Box 265 (48453) Emp: 15. Est: 1967 Sq. Ft: 10,000 Annual Sales: $5.1-lKK. SIC: 3599 METAL CRAFT CO Div Grant Inds. Inc. 2900 Boyne Road (48453) Phone ...... (517) 635-7401 Emp: 14. Est: 1936. SIC: 3469 29 � 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 Marlette_Master-Plan_1991 Creator An entity primarily responsible for making the resource City of Marlette Planning Commission, City of Marlette, Sanilac County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-08 Title A name given to the resource Master Plan for the City of Marlette Description An account of the resource The Master Plan for the City of Marlette was prepared in August 1991 by the City of Marlette Planning Commission. Subject The topic of the resource Master plan reports Marlette (Mich.) Sanilac 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/84bd4d05f87e6183b8e83401485d025f.pdf 2f126f560ad5f63167bc285fe6be1593 PDF Text Text City of New Buffalo Michigan GENERAL PLAN - UPDATE 1994 �f r r J J City of New Buffalo Michigan :~:===~~~~·-;,,·,,·,•,,,',' , ',' - . ;f~ r GENERAL PLAN - UPDATE 1994 �CITY OF NEW BUFFALO, MICHIGAN CITY COUNCIL MEMBERS Howard Covert, Mayor William Geisler Ray Wojdula Hewlett Bean Gordon Christopher PLANNING COMMISSION MEMBERS Alice Drenten Florence Ruszkowski Otto Zack Tony Mrozek Jim Dombrowski Mark Krauskopf Judy Smith George Schlecta John Otto Douglas Hedges, City Manager Public Consulting Team Charles R. Eckenstahler - Planning Consultant P.O. Box 1047 115 West Main Street Benton Harbor, Michigan 49023 219-879-1012 �TABLE OF CONTENTS SECTION ONE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 5 SECTION TWO . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . GOALS AND POLICES OF THE GENERAL PLAN . . . . . . . . Background and Community Development Goals . . . . . . . 7 7 7 SECTION THREE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PHYSICAL ATTRIBUTES OF THE PLANNING AREA . . ... . Planning Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . Surface and Subsurface Conditions . . . . . . . . . . . . . . . . Regulated Lands . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 13 13 13 15 SECTION FOUR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . POPULATION ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . Historic and Projected Population Growth . . . . . . . . . . . Seasonal Population Estimates . . . . . . . . . . . . . . . . . . . Findings and Conclusions Regrading Population Trends . . . 17 17 17 18 23 SECTION FIVE ... . . . . . . . . . . . . .. .. EXISTING LAND USE .. . .. . .. . . Land Use Survey . . . . . . . . . Existing Land Use Tabulations . 25 25 25 25 SECTION SIX . . . . . . . . . . . . . . . . LAND USE PLAN . . . . . . . . . Summary of Current Plan Land Use Plan - 1994 .. . . . . . . . . . . . . . . . . . . . . ... . .. . . . . . . . . .... . . . . . . . . . . . . . . . . . .. .. .. . ... . .. . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . ... . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 29 29 29 31 �LIST OF FIGURES Figure Figure Figure Figure Figure Figure 123456- Planning Area . . .... . . . . . . . . . . . . . . . . . . . . . . . . . Regulated Land Development Areas . . . . . . . . . . . . . . . . . Population Trends and Projections . . . . . . . . . . . . . . . . . . Generalized Existing Land Use .... . . . . . . . . ... . . . . . 1968 Land Use Plan .. . . . . . . . . . . .. ... . .. .. .... . 1993 Land Use Plan . . . . . . . .. . . . .... .. ... . .. . . . 14 16 18 28 30 36 LIST OF TABLES Table Table Table Table Table Table 123456- Historic Population Trends . . . . . . . Household Data .. . . . . . . . . . . . . Tenure By Age of Householders . . . . Other Indicators . . . . . . . . . . . . . . Age by Sex and Total Population . . . Existing Land Use Tabulations . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 21 21 22 22 26 �City of New Buffalo, Michigan General Plan - Update 1994 SECTION ONE INTRODUCTION The purpose of the General Plan - Update 1994, is to set forth an updated strategy for the City of New Buffalo to guide its future development. The Plan will assist community leaders to provide for community needs, both present and future. It will also be used to guide land use decisions made by the City Planning Commission, Zoning Board of Appeals and the City Council as they perform there respective duties and responsibilities. The General Plan - Update 1994, builds on plans and policies previously prepared and adopted by the City of New Buffalo. Prior to this Plan, a seven section plan document was prepared between March 1966 and January 1968. The General Plan, as formally adopted by the Planning Commission and City Council, consists of a comprehensive series of analyses which includes: - History of the City - Physiography (soils, geology, etc) - Existing land use - Economy - Population; existing and future - Housing and elimination of blight - Future land use - Transportation needs - Community facilities needs - Central business district needs - Capital improvements - Zoning ordinance - Subdivision regulations Public Consulting Team Page 5 �City of New Buffalo, Michigan General Plan - Update 1994 Pursuant to State of Michigan enabling legislation, it is the duty of the City Planning Commission to adopt the plan and present the plan to the City Council and general public. The General Plan - Update 1994 has been prepared in accordance with the Municipal Planning Commission Act and was presented to the public at a public hearing held on February 1, 1994. It has been formally adopted by the City of New Buffalo Planning Commission on September 6, 1994. Pursuant to the recommendation of the City Planning Commission, the City Council, by resolution endorsed the General Plan - Update 1994 on September 20, 1994. Public Consulting Team Page 6 �City of New Buffalo, Michigan General Plan - Update 1994 SECTION TWO GOALS AND POLICES OF THE GENERAL PLAN Background and Community Development Goals In the General Plan of 1968, a series of ten community development goals were established to act as guides for the rational decision making procedures for the location and density of land uses designated in the land use plan. In recent time, the importance of the specific goal and policy statements have been demanded of municipalities by the court system as explanatory information pertaining to decisions rendered by municipal Planing Commissions and other City agencies which issue land uses decisions. This section summarizes goals and policies for land use and other development issues of the City of New Buffalo. They have been prepared based on research documented in this General Plan - Update 1994 and the previous research documented in the General Plan as adopted by the Planning Commission and endorsed by the City Council. In the following paragraphs, the goals for development of the City of New Buffalo are presented. The goal is a statement of desired outcome. Policies are tools, statements of what will be acceptable and what will be discouraged as the Planning Commission evaluates specific proposed development projects . Public Consulting Team Page 7 �City of New Bil//a/o, Michigan General Plan - Update 1994 Land Use: CONTROL RESIDENTIAL DENSITY, AS WELL AS INDUSTRIAL AND COMMERCIAL LAND ALLOCATIONS IN LINE WITH INFRASTRUCTURE AND SERVICE FACILITY DEVELOPMENT. POLICY: Maintain balance among residential, commercial, office, cultural , industrial and open space land allocations . POLICY: Encourage a variety of uses within these land allocations. POLICY: Provide land for industrial uses that are not intrusive on residential, commercial, and other areas. POLICY: Encourage strict adherence to state and local environmental performance standards. POLICY: Encourage steady improvement of the City parks and recreation system. Capital Improvements: REQUIRE NEW DEVELOPMENTS TO PAY FOR CAPITAL IMPROVEMENTS NECESSARY TO SERVE THE NEW DEVELOPMENT. POLICY: Require that park and recreation facilities be developed in new subdivisions with the cost paid for by the developer. POLICY: Require that all new developments be serviced by City utilities and that cost for utilities be paid by the development. Public Consulting Team Page 8 �City of New Buffalo, Michigan General Plan - Update 1994 Public Lands, Places and Structures: PROVIDE THE CITY WITH FACILITIES THAT ARE SAFE, EFFICIENT, ACCESSIBLE, AND WELL LOCATED. POLICY: Plan and purchase locations for future municipal facilities, as early as possible, to provide capacities for long-term needs. POLICY: All construction and development should proceed in accordance with all appropriate requirements of ADA and any other federal or state laws dealing with the disabled. POLICY: Plan for the eventual expanded need for housing additional City services including general office space, police service, fire services, and public works operations. Public Places and Utilities: DEVELOP MUNICIPAL FACILITIES AND SERVICES THAT WILL ECONOMICALLY AND ADEQUATELY SERVICE EXISTING AND ANTICIPATED GROWTH. POLICY: Eliminate or reduce flooding and install retention/detention pond areas where needed. POLICY: Plan City water, sewer and storm water drainage facilities to provide sufficient capacities needed to accommodate long-term needs. Public Consulting Team Page 9 �City of New Buffalo, Michigan General Plan - Update 1994 Transportation: PROVIDE A SAFE, EFFICIENT AND BALANCED TRANSPORTATION SYSTEM. POLICY : Improve the system of thoroughfares to move people quickly, economically and conveniently. POLICY: Plan for orderly development of Buffalo Street, encouraging the use of existing buildings, whenever possible and compatible with adjacent land uses, for commercial purposes. POLICY: Create separate bike/walking paths, where needed and feasible, and create safe, wide shoulders on street pavement for bicycles when a separate bike path cannot be built. POLICY: Support the improvement of the public transportation system for the region, linking The City of New Buffalo to northwest Indiana. POLICY: Improve the system of City Streets to encourage development of vacant land within the City. Housing: ENCOURAGE A VARIETY OF RESIDENTIAL DEVELOPMENTS TO PROVIDE A DIVERSE SELECTION OF RESIDENTIAL TYPES AND PRICE RANGES. POLICY: Maintain predominantly low density single family neighborhoods . POLICY: Attract quality senior citizen housing. Public Consulting Team Page 10 �City of New Buffalo, Michigan General Plan - Update 1994 POLICY : Encourage increased investment in home expansion. Appearance: ENHANCE THE APPEARANCE OF THE ACCESS POINTS TO THE CITY, THE MAJOR THOROUGHFARES, AND THE CENTRAL BUSINESS DISTRICT. POLICY: Improve the architectural facades of buildings on the thoroughfares leading to, and in the central business district. POLICY: Landscape the thoroughfares and the central business district. POLICY: Develop and implement a uniform street furniture design for the thoroughfares and central business district. Economic Development: PROMOTE DIVERSIFIED ECONOMIC DEVELOPMENT IN ORDER TO ENCOURAGE BUSINESS INVESTMENT AND INCREASE EMPLOYMENT OPPORTUNITIES. POLICY: Encourage growth of small and light industries and offices to diversify and strengthen the tax base and provide employment. POLICY: Encourage steady growth of business and commercial activities in balance with anticipated needs of population growth. POLICY: Maintain and develop the Central Business District. Public Consulting Team Page 11 �City of New Buffalo, Michigan General Plan - Update 1994 POLICY: Encourage controlled growth of small and light industries and offices in order to diversify and strengthen the tax base and provide employment. Public Consulting Team Page 12 �City of New Buffalo, Michigan General Plan - Update 1994 SECTION THREE PHYSICAL ATTRIBUTES OF THE PLANNING AREA Planning Area The City of New Buffalo has elected to study and discuss the development of a planning area consisting of all lands within the City and all lands abutting the City boundary. This analysis allows the logical planning for the provision of municipal services to areas outside of the City, should service extensions take place in the future. The City planning area is graphically defined on the following page. Surface and Subsurface Conditions The General Plan for the City has extensive descriptive information pertaining to the soil conditions, natural features, climatic, and other natural features which, in combination, contribute to the unique environment of the City planing area. Rather than include this information in the General Plan - Update 1994 report the reader is referred to these documents for additional information. The two principal surface features which influence the City of New Buffalo are the Galien River and Lake Michigan. Both natural resources have contributed to the growth and development of the City since its founding . Both resources will continue to influence the future of the City. Public Consulting Team Page 13 �City of New Buffalo, Michigan General Plan - UpdaJe 1994 Figure 1 - Planning Area 110 _, ______' --4, JL ' t• ••·-•o· Public Consulling Team Page 14 �City of New Buffalo, Michigan General Plan - Update 1994 Regulated Lands In 1968, the emphasis on environmental protection was not as pronounced as it is today . Therefore, environmental planning was not included in the General Plan. Preservation of unique natural features including wetlands, sand dunes and wildlife habit was not an issue and therefore was not regulated to the extend as today . Throughout Michigan, Indiana and other states, establishment of floodplains, floodways, sand dune preserves, shoreline and river development set back areas are commonly included as development restrictions which must be observed in the planning and development process The City is affected by these restrictions and the land use plan for the planning area considers these additional regulations in the allocation of land for future development purposes. On the following map is shown the land areas regulated as wetlands, floodplain and costal zones as administered by the Michigan Department of Natural Resources or the U.S. Army Corps of Engineers. Public Consulting Team Page 15 �City of New Buffalo, Michigan General Plan - Updale 1994 Figure 2 - Regulated Land Development Areas -- --: _ __r -, I Public Consulting Team Page 16 �City of New Buffalo, Michigan General Plan • Update 1994 SECTION FOUR POPULATION ANALYSIS Historic and Projected Population Growth The General Plan prepared in the 1960's analyzed population data for the years 1930 to 1960. The Plan also provided a forecast of future population for the years 1970, 1980 and 1985. Historic population information is provided in the following table: Table 1 - Historic Population Trends Year .,::c:.,/\ •.• Population Count From Census Population Projections (1) 1930 1,015 1940 1,190 1950 1,565 1960 2,128 1970 2,784 2,844 1980 2,821 3,977 4,851 1985 1990 Notes: Population Projections (2) 2,317 2000 2,829 2010 2,838 Actual counts taken from the U.S. Census (1) Projection from the City of New Buffalo General Plan prepared by City Planning Assoc . (2) Projections by Southwestern Michigan Commission; the State designated Regional Planning Agency Public Consulting Team Page 17 �City of New Buffalo, Michigan General Plan - Update 1994 Figure 3 - Population Trends and Projections POPULATION TRENDS 1930 - 2010 3 :Z.9 2.8 2.7 2.6 2.5 2.4 2.3 :z .:z 2.1 2 1.9 1.8 1.7 1.6 1 . !I 1.4 1,3 1,2 1.1 1 1930 1940 1950 1960 1970 1980 1990 2000 2010 YEAR Seasonal Population Estimates The City of New Buffalo is unique in that its population, the number of people residing in the City substantially increases in the summer months. This seasonal population increase is a major planning concern since the City must provide City services for the people residing in the City during the summer season. Because of the recreational opportunities in the City, the City must also provide services Public Consulting Team Page 18 �City of New Buffalo, Michigan General Plan - Update 1994 to visitors which may only temporally demand services for the short duration of their stay in the City. The amount of wastewater treated by the wastewater treatment plant will increase and even doubles between July and August each year. From a planning perspective, the City must consider this population increase when allocating land for recreational and seasonal housing units, providing downtown parking spaces, providing correctly sized streets to accommodate seasonal increased traffic, adequate water pressure, waste water transmission/treatment capacity, storm water drainage, and fire/police services. Therefore, the estimate of this influx of seasonal population is of great importance in the future development of the City. There are no known methods to statistically project the number of summer residents in the City of New Buffalo. The most accurate method to determine the number of inhabits would be to conduct a 100% count of all residential living units in similar fashion as done during a census. Costs of conducting a census of this type is most often prohibitive for a small community. A projection methodology using 1990 housing information and information about the number of and types of boats moored in the City harbor was used to estimate the seasonal population. The methodology for the projection uses the number of vacant housing units classified in the 1990 census as seasonal housing units and the number of housing units currently vacant to estimate the total housing units estimated to be occupied on an seasonal basis. The formula and projection is as follows: Public Consulting Team Page 19 �" ' ' ' ' ' ' ~ ~ ~ ~ ~ ~ -~ City of New Buffalo, Michigan General Plan - Update 1994 Seasonal Housing Units I. Number of seasonal housing units . . . . . . . . . .. .. . . .. . . . . ... 294 2. Person per household, 1990 Census .. . .. . . . .... .. .... . ... 2.44 3 . Estimated seasonal residents (line l X line 2) . . . . . . . . . . . . . . . .. 717 Vacant Housing Units 4 . Percentage vacant housing units , 1990 Census . . . . . . . . . . . . . . . 8.7% 5. Excess vacant units above 5% normal vacancy rate . . . . . . . . . . . . 3 .7% 6. Estimate of seasonally occupied units (line 5 of 1,363 housing units) . . . . . . . . . . . . . . . . . . . . . . 51 Boat Living Unit Occupancy 7. Number of Marina Slips in Harbor for .boat with living accommodations . , . . . . . . . . . . . . . . . . . . . . . . 650 8. Number of boats in use per International Marina Institute occupancy studies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 % 9. Number of boats occupied during season (line 7 X line 8} . . . . . . . . . . . . . . .· , . . . . . . .. . . . .... ... 371 10. Estimate seasonal boaters in occupancy · (line 9 X 2.44 persons per household) . . . . . . . . . . . . . . . . . . 904 Estimated Total Seasonal Residents 11. Total residents (sum of lines 3, 6 and 10) 1,672 This methodology projects that 1,672 people could be classified as seasonal occupants. This results in a total seasonal population in the City of New Buffalo of 3,989 or an increase of 72.2% in population of the City during the summer months. This analysis indicates the projected summer resident population to be approximately 4,000 people during certain times in the summer season. I I I I Public Consulting Team Page 20 �II ' ' '~ ~ ~ ~ ~ ~ ~ ~ City of New Buffalo, Michigan General Plan • Update 1994 Selected Demographic Trend Indicators Table 2 - Household Data 1970 Indicator Household Count Persons Per Household 1980 1990 905 1010 950 3.08 2.79 2.44 Table 3 - Tenure By Age of Householders ,:' •:i:: ?::::},:,::::::: :,:'t>.:c::=/':C::):<':. :':':::,.;:::;::::. •:;:;:•:::-=:: Age of'H6tiseh6lder' . '::. ',', ,', ·,·,•, ,·,·,·,· •,•,· •..•,•:•:-:- .. . •,•.•, .::::•:•:• :-·:::,::;:;:;:,:::::::;,: • Owned : ; :(Rfntal .: . ';:{%,H{f94il: A.Ii } 15 to 24 years 0 10 1.0% 25 to 34 years 59 105 16.1 % 35 to 44 years 143 22 16.2% 45 to 54 years 149 46 19.2% 55 to 64 years 129 26 15.3% 65 to 74 years 129 29 15.6% 75 years and over 113 56 16.6% ~ -I 'I Public Consulting Team Page 21 �City of New Buffalo, Michigan General Plan - Update 1994 Table 4 - Other Indicators I I Indicator I New Buffalo I Berrien County $30,065 $27 ,274 Housing Unit Count 1,363 69,532 Vacant Housing Units 119 8.7% 8,507 12.2% 294 21 .6% 4,448 19.5 Minutes 17.4 Minutes 5.6% Census 6.4% MESC 7 .3% Census 7.4% Average Household Income (1989) Seasonal Housing Units Journey to Work Travel Time 1990 Unemployment 6.4% MESC Table 5 - Age by Sex and Total Population Age Grouping I I I I .·:•:•·•: ' Females X . . · Total ·. .. Males :::::::::.: ;:• \) •· .. Peicent Totat '/ 0 to 5 years 72 79 151 6.5% 6 to 9 years 73 65 138 6.0% 10 to 14 years 70 107 177 7.6% 15 to 19 years 81 78 159 6.9% 20 to 24 years 63 62 125 5.4% 25 to 34 years 161 195 356 15.4% 35 to 44 years 168 150 318 13.7% 45 to 54 years 137 117 254 11.0% 55 to 62 years 100 100 200 8.6% 62 to 74 years 172 116 288 12.4% 75 and above 92 59 151 6.5% 1189 1128 2317 100.0% Total Public Consulting Team Page 22 �City of New Buffalo, 1Wichigan General Plan - Update 1994 Findings and Conclusions Based On Population Trends Analysis of the above information indicates several significant trends influencing the future of the City of New Buffalo. These are summarized as follows: 1. While the projections for the population growth of the City have historically indicated a population growth, the actual resulting counts for each of the census periods indicate the City has not met the projected population count. 2. Between 1980 and 1990 the City lost approximately 500 residents. 3. The current population projections indicate the City will grow by 500 residents between 1990 and the year 2010 returning the population to the 1980 count. 4. Of the total households in the City, 32.2 % are headed by persons at or above the 62 year old retirement age and 17. 8 % by someone of 35 years or less. 5. Households headed by person 35 years old and younger equal 17 .15 % of the total households in the City. 6. On April 1, 1990, 8.7% of all housing units were vacant. Normally, a 5 % vacancy rate is considered acceptable for a community. 7. Of all housing units, 21. 6 % were reported to be seasonally occupied. 8. Residents of the City work close to home with the average trip to work of 19.5 minutes compared to 17.4 minutes for the county. This indicates that more people from New Buffalo are going somewhere else to work. A majority of the residents work within an area described as beginning from south St. Joseph, and Galien in Michigan; and ending in LaPorte and Michigan City in Indiana. I I I Public Consulting Team Page 23 �City of New Buffalo, Michigan General Plan - Update 1994 9. Of the total population, 18. 9 % are over the age of 62 years and 20.1 % under the age of 15 years. This indicates a balance of older and younger residents in the City. 10. During the summer season, the resident population increases as much as 73 % resulting in a resident population estimated to reach almost 4,000 people. This estimate does not include consideration visitors to the City. 11. Unemployment in 1990, as documented by the Census and Michigan Employment Security Commission indicates that unemployment in New Buffalo is rather low, slightly below the between the 6 to 7 percent rate recorded for the County. Summary The population analysis indicates that the City of New Buffalo is similar to many smaller cities in Michigan with a mix of older and younger residents who commute to jobs within a short distance of their homes. The estimate of the summer and weekender population estimates indicate the small town atmosphere is effected by the influx, estimated to be nearly a 100% increase in population of recreational and seasonal residents. I I Public Consulting Team Page 24 �-J City of New Buffalo, Michigan General Plan - Update 1994 SECTION FIVE J ' ~ ~ ~ ~ EXISTING LAND USE Land Use Survey During the first two weeks in June 1993, a windshield survey of all properties in the City was conducted to identify the characteristics and location of all land uses in the City. The purpose of this survey is to record the observed present land and building usage . The information was color coded onto a City base map; a copy which is on display in the City Council Chambers. Existing Land Use Tabulations ~ Information gathered in the survey indicates that a majority of the City is and has ~ General Plan. The only significant change which is noticeable, is the transition ~ retail and office uses. The other major finding is the amount of vacant land area -I I I I remained residential in nature from the information recorded in the original of residential housing units located along the edges of the commercial areas into within the City which has remained despite planned rights-of-way. Based on the generalized inventory of existing land uses, it is estimated that almost 38 % of the City remains undeveloped. Residential land usage occupies 58.7 % of the land area and commercial 1. 2 %. Industrial usage is almost non existent. Public Consulting Team Page 25 �City of New Buffalo, Michigan General Plan - Update 1994 Table 6 - Existing Land Use Tabulations EXISfING LAND USES CITY OF NEW BUFFALO, MICHIGAN June 1993 Percent Total Area Percent Total Area Chesterton, Ind . Comparison Community Single Family Residential 58.70 56.0 Multi-Family Residential 1.00 24.0 Commercial Retail and Office 1.20 4.0 Industrial 0.04 1.0 Schools, Churches and Public Buildings 0.07 15.0 Marina and Waterfront 1.00 0.0 38 .00 0.0 100.01 100.01 % Land Use Vacant Total As shown by these percentages, the City of New Buffalo is a residential community with little industrial development. The distribution of land uses is consistent with the forecast of development projected by the 1968 General Plan for the City. It is apparent that the City has adhered well to the planning concepts set forth in the General Plan and is successful in achieving the type of development envisioned 25 years ago. Industrial is the only land use category where no development has occurred. There may be several factors for the lack of industrial development including the close proximity to the State of Indiana, the lack of intense desire for certain types I I I I of industrial development by City residents and the lack of municipal utilities Public Consulting Team Page 26 �' ' ' ' ' ' City of New Buffalo, Michigan General Plan - Update 1994 (water and sewer) to prospective sites. The reconsideration of a new land use plan provides the opportunity for recommending changes to the future land use plans and policies of the City of New Buffalo . ~ ~ ~ -I I I I Public Consulting Team Page 27 �NORTH LEGEND ~GEOMARK :. GEOGRAPHIC INFORMATION AN AFFILIATE SYSTEMS OF ~LANDMARK 0 ::.,es1!:..s.:ig~ ~1:r, 616-1127-3383 FAX 611Hl27--4 CITY OF NEW BUFFALO EXISTING LANDUSE BERRIEN COUNTY, MICHIGAN �City of New Buffalo, Michigan General Pla11 - Update 1994 SECTION SIX LAND USE PLAN Summary of Current Plan The General Plan of 1968, established eleven categories of land uses in the land use plan for the City and the overall planning area. Of the 7,840 acres within the planing area shown in the following plan map, 1,287 acres or 16.5 % was scheduled for residential development, 166 acres or 2.1 % acres scheduled for commercial development, 182 acres or 2.3 % scheduled for industrial development, 3,747 acres left in planned open space or in agricultural use amounting to 47. 8 % of the total land area and the remainder 31. 3 % allocated for rights-of-way, and other public purposes including 24.5 acres for a marina service use classification. Public Consulting Team Page 29 �City of New Buffalo, Michigan General Plan - UpdaJe 1994 Figure S - 1968 Land Use Plan GfNUAllllD lANO UH ru,N NEW BUFFALO, MICHIGAN ~ . (, ,I .. tO"l.l•Ol"'ll Ulll tl)l .. 11&1 ~ c.1 .. 1••1co .... 1,c••1 G1] .. , 1G-.10u,oooco--1•c1•1 UiiJ ' <l"'IUIIUllNIUCWSll l(. 1 - ., .......... "''"9<1- ~ ~ , i I r - - _; ' ·., , /,' I. I r ~ ~,,,.u,_., ~ ("'"""" • U ,IO(Nt&I l(NOOI ti l . - ~~ . ~·/1 , :\ . .,•u ...-00•1 .. I I I ,. r ...,,,-·u'Tu , ' . - , ,..,. I ~ · •• ~ I \ / ! j : \...:1 ~/' / :o.u:::~-; 1 ··•~I. . CtUelNG • ..., '"";..'.. " ; / :__ I I ·n ! .. ~ . [ I .. -_ _ Public Consulling Team Page 30 �City of New Buffalo, Michigan General Plan - Update 1994 Land Use Plan - 1994 The land use plan shown on the previous page is based on the land use plan shown in the General Plan, developed in 1968 and updated to reflect current conditions within the City of New Buffalo and the planning area. The most significant changes to the plan are identification of transition zones where existing land uses are trending to higher land uses such as commercial and office uses. Additionally, regulated lands are illustrated in the plan as they require special consideration if chosen for development. The future land use map of the City shows the logical extension of residential development surrounding the more densely populated portions of the City, as well as portions of land areas surrounding the City. The conversion of lands once considered for industrial development to residential uses is also indicated since the demand for industrial land has diminished within the City boundary. The plan is based on certain land development planning assumptions and guidelines including: 1. PROVISION OF MUNICIPAL SERVICES Municipal services will be extended in increments necessary to accommodate the logical extension of development from existing utility service locations. 2. MUNICIPAL ASSISTANCE TO DEVELOPMENT INFRASTRUCTURE FUND NEW The City will aid the development of vacant land areas within the by assisting private developers with financing of street improvement with in designated rights-of-way or in alternative rights-of-way approved by the Planning Commission and the City Council. Public Consulting Team Page 31 �City of New Buffalo, Michigan General Plan - Update J994 3. ANNEXATION OF CITY SERVICED LAND AREA Land in the Planning Area to be serviced by municipal utilities shall be incorporated into the City and recognized in the General Plan. 4. COMPLIANCE WITH LAND REGULATIONS Regulated lands shall be designated and all regulations respected in the context of all future development patterns proposed for land uses. 5. CITY COST IMPACT OF NEW DEVELOPMENT All development proposals for land use shall seek to minimize the development and maintenance expenses of the City . 6. PRESERVATION OF APPEARANCE The beauty, visual appearance and historic characteristics of the City shall be, to the extent possible, preserved. The proposed revised land use plan indicates a number of changes from the land use plan presented in the General Plan. These are summarized in the following paragraphs. Additional retail and commercial development areas are proposed for lands surrounding the Downtown Central Business District and along Buffalo and Whittaker Streets to the edge of the City limits. Provision is made for the logical extension of the downtown area into adjacent residential areas, especially along the highway and street frontage . Additional commercial transition into residential uses is indicated for the area south of Whittaker Street between the marina district and Buffalo Street. Public Consulting Team Page 32 �J J , J , City of New Buffalo, Michigan General Plan - Update /994 A larger, more dominate highway retail & office area is designated for the area surrounding the Round House . The intent is to provide a sufficiently large land area within the City , to allow development of Interstate related commercial and locally based commercial activities. Whittaker Street is the Main Interstate entrance to New Buffalo and provides a visitor their first impression of the City. Providing sufficient land for the development of a commercial area serving travelers as well as residents will give the City an opportunity to seek improvements in the visual appearance of the entry to the City. An area for industrial development is proposed, although considerably smaller in size that proposed in the original General Plan. The area located between the railroad tracks and Madison Street is proposed for this use designation. It is envisioned that "light" industries and other non-retail commercial developments could be attracted to this area in a development pattern having high visual qualities and appearance. Residential development areas are proposed for lands to the east of the railroad tracks. This area is only partially served by municipal utilities . It has unique natural features including wetland areas and natural tree cover which would enhance the attractiveness of the area for residential development. The land use map indicates the land uses suggested for the future. It does not affect the use of land in these areas immediately since this can only be done through a zoning change. The suggested changes to the land use plan will, in part, be incorporated into the update process for the zoning ordinance expected J. Public Consulting Team Page 33 �City of New Buffalo, Michigan General Plan - Update 1994 to be completed in concert with the preparation of the General Plan - Update 1994. The remaining portions of the City is recommended for low density residential development. Low density development includes single family homes on individual lots in the City. Additionally , multi-family duplex living units on somewhat larger lots is suggested as an alternative to the traditional single family living unit. Additional multi-family housing units are not suggested for inclusion at this time since vacant land for this type of housing is currently unavailable. The most logical location of additional multi-family housing will be expansions to existing zoned areas. It is recognized that additional multi-family housing will likely be proposed into the City. The plan, while currently not designating additional land for multifamily housing, can be amended by the Planning Commission to include a location proposed by a developer if found to be consistent with the General Plan and the City Zoning Ordinance and deemed to be in the best interest of the City. The proposed land uses contained on the land use plan is a guide and not intended to indicate precise boundaries between uses. These uses could vary, depending on how a specific proposal relates to existing uses and to the plan. However, the plan allows the City to grow and expand in a controlled manner that reflects the wishes and desires of the entire community . The City will give fair consideration Public Consulting Team Page 34 �City of New Buffalo, Michigan General Plan - Update 1994 to proposals for land development that vary from the plan. If the proposal will enhance the City, the City may amend the plan map to approve the proposed use. Public Consulting Team Page 35 �NORTH • LEGEND -------- = 5 Sllt6I.E FNIIIY RESIDElfflN. IJUUI-FIMIIY R£SIDElff/N. CEJffRJL BJSMESS D/STRl:f H161Nfll RUNL OFFK:£ ; - : ; COIIIJE/fCIN.WNf£HWSIJIG t /lilllSTRIN.. PIRICS Ir BEJCHES IIMJ/tA ....____. RJSHr-<JFJ/111 - ~ GEOMARK :. QEOQRAPHIC INFORMATION AN Al""P' ILI ATE SYSTEMS 015" ~LANDMARK =.=~ 061 ~ 0 ~~1 61&-lr.!Hl383 FAX 61&-e27-361W - CITY OF NEW BUFFALO FUTURE LANDLJSE PLAN BERRIEN COUNTY, MICHIGAN �City of New Buffalo, Michigan General Plan - Update /994 INDEX appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11, 32, 33 central business district . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 11, 32 commercial . . . . . . . . . . . . . . . . . . . . . . . 8, 10, 11, 25, 26, 29, 31-33 commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2, 5-7, 25, 31 development . . . . . . . . . . . . . . . . 5, 7-11, 13, 15, 16, 19, 26, 29, 31-34 drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9, 19 economic development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 floodplain . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 general plan . . . . . . . . . . . . . . . . . . 1, 5-7, 13, 15, 17, 25, 26, 29, 31-34 goal ............................................ 7 industrial . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8, 25, 26, 29, 31, 33 land use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 7, 8, 15, 25-34, 36 office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8, 9, 25, 26, 31, 33 policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-12 population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 11, 17-20, 22-24 sewer ...... ..................................... 9 storm water . . . 9, 19 transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 10 utilities .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8, 9, 32, 33 wetland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15, 33 zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 33, 34 Public Consulting Team Page 37 � 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 New-Buffalo_General-Plan-Update_1994 Creator An entity primarily responsible for making the resource City of New Buffalo Planning Commission, City of New Buffalo, Berrien County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1994-09-20 Title A name given to the resource General Plan-Update 1994 Description An account of the resource The General Plan-Update 1994 for the City of New Buffalo was prepared by the City of New Buffalo Planning Commission with the assistance of Charles R. Eckenstahler-Planning Consultant and was endorsed by the City Council on September 20, 1994. Contributor An entity responsible for making contributions to the resource Charles R. Eckenstahler-Planning Consultant (consultant) Subject The topic of the resource Master plan reports New Buffalo (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/1b38ae7ce76202919b6ce3ad1f5a6cae.pdf b18868610b01342d9e3de4470bbfeb47 PDF Text Text PONTL\C '.2010 A ~'E\V REALIT1.· A Comprehensive Plan for the City of Pontiac. i\lichigan �FRO M THE LIBRARY OF Pl ann:n6 B< Z::.,1:nJ Center; Inc~ PONTIAC 2010 A NEW REALITY A Comprehensive Plan for the City of Pontiac, Michigan City of Pontiac Planning Commission The development of this Plan was made possible through funding from the: • • • l..· Economic Development Division, Oakland County, MI. Tax Increment Finance Authority, Pontiac, MI. Community Development Block Grant Program, Pontiac, MI. �CITY OF PONTIAC, MICHIGAN Wallace E. Holland, Mayor PLANNING COMMISSION Robert English, Chairperson James McMillan, Vice Chairperson Sharon Brooks Nicholas Dinkins Alice Griffin Jules Lavalais Jean Milton, Past Vice Chairperson Dorothy Quince Daniel Rath OFFICE OF LAND USE AND STRATEGIC PLANNING Owen E. Winnie, A.I.C.P., P.C.P., Administrator Richard Hahn, A.I.C.P. , P.C.P., Planner III Larry Lewis, Planner III (deceased) Douglas Borisen, Graphics Coordinator Maryann Burnett, Secretary CITY COUNCIL John P. Bueno, District 3, President Everett Seay, District 7, President Pro-Tern W. Campanella Russell, District 1 Peter V. Tenuta, District 2 Michael E. Willis, District 4 Clarence Phillips, District 5 Tracy A. Miller Sr., District 6 PLANNING CONSULTANT Robert K Swarthout, Incorporated 2151 Livernois, Suite 320 Troy, Michigan 48083 400 South Dixie Highway, Suite 121 Boca Raton , Florida 33432 �TABLE OF CONTENTS PAGE Chapter 1 RESIDENTIAL AREA LAND USE POLICIES with Related Data and Analyses ....................................................................................... 1.1 Chapter2 OFFICE, RETAIL and OTHER COMMERCIAL AREA LAND USE POLICIES with Related Data and Analyses ....................................................................................... 2.1 Chapter3 URBAN DESIGN POLICIES for THOROUGHFARES with Related Data and Analyses ....................................................................................... 3.1 Chapter4 INDUSTRIAL LAND USE POLICIES with Related Data and Analyses ....................................................................................... 4.1 Chapter5 THOROUGHFARE and TRANSIT POLICIES with Related Data and Analyses ....................................................................................... 5.1 Chapter6 PARK and RECREATION POLICIES with Related Data and Analyses ....................................................................................... 6.1 Chapter 7 PONTIAC CIVIC CENTER ANALYSIS and PRELIMINARY OPTIONS and CONCLUSIONS .............................................................. 7.1 Chapter8 GROWTH ENHANCEMENT POLICIES and DEVELOPMENT POTENTIAL REPORT A Summary of Findings with Pertinent Policies ............................................................ 8.1 Chapter9 HIGHWOOD and SILVERDOME INDUSTRIAL PARKS ECONOMIC DEVELOPMENT POLICIES with Related Data and Analyses ....................................................................................... 9.1 Chapter 10 SILVERDOME STADIUM SITE LAND USE and ECONOMIC DEVELOPMENT POLICIES with Related Data and Analyses ..................................................................................... 10.1 Chapter 11 HISTORIC PONTIAC A Personal Architectural View by Edward D. Francis, F .A.I.A. ................................. 11.1 �TABLE OF CONTENTS PAGE Chapter 12 CLINTON VALLEY SITE LAND USE and ECONOMIC DEVELOPMENT POLICIES with Related Data and Analyses ..................................................................................... 12.1 Chapter 13 DOWNTOWN LAND USE, URBAN DESIGN and ECONOMIC DEVELOPMENT POLICIES with Related Data and Analyses ..................................................................................... 13.l Chapter 14 FUTURE LAND USE MAP and MAP POLICIES with Related Explanations ............................................................................................... 14.l ~ ~ ~ ~ ~ ~ ~ ~ ~ \ ~ ~ ~ ~ ~ ~ �Chapter 1 RESIDENTIAL AREA LAND USE POLICIES _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Following this introduction, the chapter is organized into two main sections entitled "Residential Policies" and "Backgrowid Information." The residential policies are grouped into seven residential policy clusters. Each residential policy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. The seven policy clusters are as follows: Cluster 1: Encourage New Residential Development Cluster 2: Protect Existing Residential Development Cluster 3: Help Meet Housing Assistance Needs of Low Income Residents Cluster 4: Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities Cluster 5: Policies for Specific Sites and Sub-Areas in Residential Planning Area 1 Cluster 6: Policies for Specific Sites and Sub-Areas in Residential Planning Area 2 Cluster 7: Policies for Specific Sites and Sub-Areas in Residential Planning Area 3 Residential Policy Cluster 4 is particularly important. It calls upon the City of Pontiac to prioritize its neighborhood improvement efforts based on one of five strategies which are detailed in individual Cluster 4 policy statements. Clusters 5, 6 and 7 provide policies which are particularly applicable to concentrating improvement efforts on Residential Planning Areas 1, 2 or 3, respectively. Clusters 5, 6 and 7 also contain policies which could well be applied city-wide whether or not revitalization efforts are to be focused on the Residential Planning Area with which they are associated. The "Background Information" section contains two important analytical maps and related explanatory material. The two maps are entitled "Neighborhood Development, Redevelopment and Rehabilitation Areas" and Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities." The first of theses two maps synthesizes a good deal of data about the character of the city's residential areas. The second map sets forth areas where five different revitalization policies might be appropriate. Although it contains policy recommendations, this map is considered background information rather than a policy document per se because it would be impossible to fully implement its policy suggestions within the city's resource limits. The additional priority setting called for in Policy Cluster 4 is required. Chapter 14 of this plan contains additional residential land use policies . The policies in Chapter 14 relate particularly to the Future Land Use Map. Page 1.1 �RESIDENTIAL POLICY C L U S T E R S - - - - - - - - - - - - - - - - - - - - Residential Policy Cluster 1: ENCOURAGE NEW RESIDENTIAL DEVELOPMENT The city should set its sights on good quality single-family housing by tapping the private market potential which is within its reach. The primary thrust of this plan is to encourage new homes in the upper ranges of moderately priced units. The objective is to provide housing opportunities for the middle income population. A housing market study was conducted during the early stages of the preparation of this plan. The market study reported that new houses of 1,500 square feet on 65 foot lots could be delivered in Pontiac for between 15 and 20 percent less than the same size home and lot in Waterford or Auburn Hills. The study also pointed out ... "there are relatively few existing opportunities for large lot residential development in the city. While 8,000 to 9,000 square feet (say 70 feet x 130 feet) may be common in suburban areas, they are an exception in the City of Pontiac. Consideration should be given to the platting and development of a large lot subdivision by a public or quasi public body. The finished lots could be made available to custom home builders, initially at less than market prices." The new Land Use Plan has identified a corridor, primarily north of Walton Boulevard, with a small pocket just south of Galloway Lake, for residential use at five units per net acre. This area contains a considerable amount of vacant acreage parcels and affords the city the best opportunity in which to achieve this goal. Aggressive code enforcement efforts are needed in order to stimulate new housing construction as well as to protect existing housing resources. The existing housing stock must be protected from further decline not just for its own sake but in order to stimulate new construction. Past declines in maintenance standards for the existing housing stock has be a serious damper for new housing construction. Continued decline will be a serious damper for future new housing. Specific policies which the city should pursue in order to protect its existing housing stock are listed below and explained in detail in Residential Policy Cluster 2. The city should enact and vigorously enforce an inspection-on-sale program for all housing units, particularly owner-occupied units. 1 An "existing housing code" with somewhat lower standards than applicable to new construction should be enacted by the city as the standard for an inspection-on-sale program. I l The city should enact and vigorously enforce a periodic inspection program for all rental housing units. The rental inspection program should put speci~l focus on inspecting conversion rental units. The cost of inspections can and should be fully born by inspection fees. The city should vigorously enforce minimum standards for the upkeep of private yards. The city should set moderately high minimum area requirements for single-family lots in newly developed areas. Moderately large lots would give the city a single-family residential asset that will be increasingly rare in areas with higher land costs. This plan recommends a standard of approximately 6,200 square feet per lot for most of the city and a standard of approximately 8,700 square feet per lot in northern portions of the city. Page 1.2 1 �The city may, at times, accept single-family attached condominium housing in lieu of single-family detached housing. The residential market study conducted during preparation of this plan noted that the potential for new attached condominium housing is stronger than the detached single family potential. Two- and three-bedroom units ranging from 1,000 to 1,200 square feet can probably be delivered for five to 30 percent less than new low-priced starter single-family homes. Condominium associations offer assurance that maintenance standards will be uniform and acceptable to potential buyers. Quadraplex clusters or townhouse-type units are most likely to be desired. Stacked flat and apartment-type condominium projects are not likely to be successful. The city should be willing, as a matter ofpolicy, to make all required off-site infrastructure improvements necessary to realize new housing construction potential. The housing market in Pontiac is not strong enough to support off-site infrastructure improvements. New private market housing will not develop unless the city makes any necessary off-site infrastructure improvements. This policy commitment is intended as a commitment in principal, not a binding pledge. It is intended that the city weigh all relevant facts before committing to any specific off-site improvements to facilitate a particular housing project. The Pontiac Community Development Department believes that consideration should be given to using tax increment financing revenues for such infrastructure improvements, where eligible. The city should concentrate infrastructure improvements meant to stimulate new private market housing in carefully selected areas. Individual infrastructure expenditures designed to stimulate new housing should be coordinated with each other and should be coordinated with comprehensive neighborhood improvement strategies. Residential infrastructure expenditures could be concentrated north of Walton Boulevard where there are many prime locations for new owneroccupied development. Residential infrastructure expenditures could also be concentrated in key revitalization areas; vacant and redevelopment sites near Crystal Lake offer strong potential. The city should use Michigan's Blighted Areas Act to facilitate better land configurations for residential development. There are a number of parcels in the city which, if combined with neighboring parcels, would create larger tracts better able to accommodate desirable, market rate housing. Michigan's blighted areas act provides municipalities with the authority to condemn, acquire and rep lat such vacant land and then put it on the market for private development. The city should resist the development of less desirable uses on or near sites that have strong potential for owner-occupied residential development. Mobile home development and non-residential development should be resisted on prime single-family sites. In particular, mobile home and non-residential development should be avoided on the residential sites this plan designates north of Walton Boulevard. Such development should also be avoided on the residential sites near Crystal Lake and other desirable lakes. The city must use moral persuasion and information plus whatever economic clout it has to encourage lenders to appraise new housing based on comparable new housing sales rather than on older housing sales. New residential construction simply will not occur unless lending provides a reasonable proportion of the financing. As of 1989, a new home in Pontiac typically appraised for 25 percent below construction cost. This is partly because Pontiac is perceived as a relatively high risk housing market. It is also because there was at that time practically no sales of new housing. Moral persuasion should be carried out between the highest levels of city government and bank administration. Information can be provided to banks if the city would retain the services of an independent appraiser to monitor housing sales and report to banks Page 1.3 �on positive as well as negative trends. The city's econormc clout includes how it allocates its own banking business and how it can persuade others to allocate their banking business. The city should use its influence with the school board and other relevant decision makers to establish neighborhood schools and magnet schools as the norm in Pontiac, and to eliminate bus sing for the purposes of racial balance. Significant new residential construction simply will not occur unless people with the resources to exercise housing choice are more satisfied with Pontiac schools than they or current residents have been in the past. The need for neighborhood and magnet schools was very strongly expressed during focus group meetings with Pontiac residents leading to the preparation of this plan. Participants in these focus groups expressed dissatisfaction with bussing, which was perceived to have chased many desirable families , both black and white, out of Pontiac or at least out of Pontiac public schools. Neighborhood schools are schools attended by people living in the immediate neighborhood. The neighborhood school concept applies particularly to elementary schools. Magnet schools are schools which are open to and which attract students from the entire district because they offer a specialized or otherwise superior educational program. The city's property tax burden should be lowered. New construction of existing housing and private investment in older housing will be seriously retarded unless the city's property tax rate is lowered. An 81 mill rate was in effect at the time this plan was under preparation. This rate is greater than the market will support, in no small measure because the value received is not perceived to justify the cost. This is particularly so with respect to schools. The city must do all that it can to effectuate lower rates even though it is directly responsible for only about one-fourth of the overall rate. Infill housing is desirable when it is compatible in design and scale with the existing neighborhood into which it is placed. Pontiac has about 2,800 vacant lots. Most prospective home buyers will not pay new construction costs in older subdivisions. In the most desirable westside areas, compatible new homes can not be constructed for acceptable prices. Infill compatibility can be readily achieved in an area of well-kept bungalows. The city may, at times, accept new rental housing development in lieu of new owner occupied housing. This policy will enable the city to take advantage of existing market realities to attract new development. At the time this plan was prepared, the potential for new rental development was strong and expected to remain so for the foreseeable future . W oodcrest Commons and Bloomfield on the River have been renovated and\.eceived good market success. Their success indicates that better-quality rental developments can be accepted in Pontiac by middle-income households. Crystal Lake Apartments plus three north-end projects are expected to put 600 new rental units on the market by the end of 1990. Successful rental projects will be priced under the market of surrounding communities. Successful rental projects will be visible and accessible to employment and/or natural amenities. About one-fourth of the rental demand will come from the elderly. This demand can be satisfied with smaller units. Multiple-family housing development should be given priority in areas with the least potential for owner-occupied housing. The subdivision review process and the site plan review process should be used to help ensure good design of both single-family and multiple-family residential development. The subdivision ordinance should incorporate both quantitative and qualitative standards of subdivision design; all single-family detached and two-family subdivisions should be reviewed based on those standards. The zoning ordinance should establish quantitative and qualitative standards of site Page 1.4 �design for single-family detached and two-family condominium developments ; all such developments should be reviewed based on those standards. Finally, the zoning ordinance should establish quantitative and qualitative standards for all types of multiple-family residential and nonresidential development; all such development should be reviewed based on those standards. Qualitative standards are sometimes called discretionary standards. In Michigan law, qualitative or discretionary site plan review standards are standards which can be determined to have been fulfilled only by exercising discretionary judgment. Michigan law specifies that, if reasonable discretionary judgment determines that all qualitative standards have been met and if all applicable quantitative standards have also been met, then site plan a pproval must be granted . Residential Policy Cluster 2: PROTECT EXISTING RESIDENTIAL DEVELOPMENT Protecting the substantial value in the city's existing housing stock is the most important and feasible housing policy the city can pursue. It is easier to protect the value of existing housing than to create new housing assets from scratch, at least from a long term perspective. In the short run, new housing can be built and existing housing rehabilitated, thus creating new housing assets. However, these assets will not be enduring unless the city is willing and able to ensure protection of its existing housing stock with appropriate code enforcement. Value is strongest in the west and north sides of town. A substantial number of homeowners have taken out home improvement loans in these areas , according to the housing market study conducted while this plan was in preparation. The city should enact and vigorously enforce an inspection-on-sale program for all housing units, including owner-occupied units. One of the ways to ensure maintenance of the existing housing supply is to require every house and apartment in the city to be inspected and brought up to code every time it changes ownership. An "inspection-on-sale" program requires periodic reinvestment in homes at the time when equity is freed due to a sale. Thus no one who has a home is forced out by a requirement to bring it up to code. A certificate of occupancy must be issued before a new owner can move into or rent a property. The certificate of occupancy is given only after the building has been inspected and found in compliance with all relevant codes. It is usual to allow seller and buyer to negotiate who pays for bringing a house up to code. Sellers who wish top dollar will get an inspection and make necessary repairs prior to negotiating a sales contract. They can then be issued a certificate of occupancy good for any new owner. The certificate of occupancy can be good for six months or a year. Prospective buyers then know that they can move in without another inspection. Alternatively, sellers can provide prospective buyers with inspection results and negotiate a sales price based on both parties expectations and estimates for the cost of the work. At the same time, it increases the willingness of owners to invest the money necessary to keep their house in reasonably good condition since it assures them that other owners in the neighborhood will be doing the same. Inspection-on-sale programs have been successful in other cities, including Detroit and Dearborn. An "existing housing code" with somewhat lower standards than applicable to new construction should be enacted by the city as the standard for an inspection-on-sale program. Many, if not most, of the city's older housing units were originally constructed to standards far below those applied by new construction codes. It is not feasible that these older houses be brought up to new construction code standards. The existing housing code should include minimal health and safety standards, standards which are less demanding than those of the city's new construction code. The existing housing code should include appearance standards that will ensure neat and well maintained exteriors and paved areas. Page 1.5 �The city should enact and vigorously enforce a periodic inspectio_n program for all rental housing units. Past efforts have been inadequate to prevent substant:ial deterioration in the rental housing stock. Therefore, it will be necessary to vas tly expand the scope of past rental inspection efforts . Every rental unit should be immediately identified by a survey of building permits, utility records and field conditions. Then every rental unit should be inspected each year. That means more inspectors will have to be hired. The cost of these inspectors can and should be fully born by inspection and/or rental housing licensing fees. Fees should be kept in a special ear-marked account, not in the general fund. The general fund should provide seed money to get the rental inspection program started. The rental inspection program should put special focus on inspecting conversion rental units. Conversion of single-family structures to multiple-family structures has produced serious housing problems. Many conversion units are way below current code standards and only marginally suitable to living requirements. They often receive inadequate ongoing maintenance which results in accelerated deterioration. Deterioration and overcrowding ultimately results in neighborhood decline. Therefore, it is particularly important that conversion rental units be identified and incorporated in a rental inspection program. A systematic field survey may be needed. Individuals, block clubs and community organizations should encourage residents to report conversion units. Building permit and utility records should be periodically checked to identify unauthorized conversions. Any change to an existing building which increases the number of residential units should be subject to special scrutiny to ensure that minimum housing standards are met. Something like the Federal Housing Administration's Minimum Property Standards, no longer thought necessary for Federal housing insurance programs , may be very necessary and appropriate for City of Pontiac rental units. The availability of large old homes in areas which are not desirable for single-family housing is a factor which stimulates conversion. Conversion is most prevalent in the two blocks around Wide Track Drive. Residential Areas 2 and 3 are where most conversion and rental unit maintenance problems exist. The cost of inspections can and should be fully born by inspection fees. It is not feasible to finance an inspection on sale program from the general fund. Nor is it possible to operate an inspection on sale program unless the proceeds of inspections are earmarked to cover all costs, including municipal overhead costs directly attributable to the program. A separate account should be established for on-sale inspection income and costs and periodic inspection income and costs. In no instance should inspection income be mingled with the general fund. The city should vigorously enforce minimum stanrt,ards for the upkeep of private yards. Yard debris and inoperative motor vehicles should bring a violation ticket to the owners and/or occupants of offending property. The city should establish a cooperative working relationship with landlords. Over 4,000 of the city's single-family housing units are rental properties. This represents high percentage of the city's entire housing stock. There is no way that the city can be a well maintained, desirable place to live if rental properties are not well maintained. One type of cooperative effort is the Pontiac Community Development Department's on-going program to facilitate rental housing upgrade by providing landlords with rehabilitation loan guarantees funded through the Community Development Block Grant. This program puts the city at risk to the extent of 50 percent of a loan, but leaves the landlord and bank both at risk to the extent of 25 percent each. Landlord and bank risk is necessary to ensure that sound rehabilitation investments are made. Other opportunities for the city to cooperate with landlords should be initiated when opportunities are identified. Page 1.6 'I I 'I II �The city should concentrate its rehabilitation assistance efforts _if they are to be fruitful. If this is not done, then the city's rehabilitation efforts will not stimulate the private investment so essential if Pontiac as a whole is to be revitalized. City government does not have the assets necessary to correct all housing and neighborhood deterioration . It never will. No outside assistance in adequate proportions will ever be available. In concentrating its rehabilitation efforts, the city must carefully select the areas where the efforts will bear the most fruit. All areas of the city are not equally likely to benefit from rehabilitation efforts. The quality of original construction varies throughout the city; the houses in some neighborhoods were built better than those in others. The extent of housing deterioration also varies throughout the city; more houses have deteriorated more severely in some neighborhoods than in others. The presence of neighborhood assets such as parks and desirable non-residential land uses varies from neighborhood to neighborhood. The ability of municipal government to improve neighborhood circumstances by augmenting positives and eliminating or reducing negatives varies from neighborhood to neighborhood. Finally, the city does not have nearly enough resources to correct all housing and neighborhood deficiencies. For all of these reasons, it is absolutely necessary that the city concentrate its rehabilitation assistance efforts in neighborhoods where they can be most effective. The Pontiac Community Development Department should, in consultation with the Mayor and City Council, select a strategy for concentrating rehabilitation and code enforcement efforts. Potentially effective strategies are diagrammed in the map entitled "Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities" and the explanatory text that goes with it. The strategies set forth in this map were based on the analysis summarized on the map entitled "Neighborhood Development, Redevelopment and Rehabilitation Areas." This map and the explanatory text related to it can be consulted for further explanation of the recommended rehabilitation and code enforcement strategies. Federal Community Development Block Grant funds received by Pontiac should be used exclusively for residential and business rehabilitation and other vital neighborhood revitalization activities rather than distributed to sub recipients. The city has very limited Block Grant allocations. The 1989 allocation was 1.4 million dollars; subsequent years will be less. Concentration of Block Grant dollars for revitalization is necessary in order to help ensure their effectiveness. Distribution of Block Grant dollars among eligible but diverse activities will dissipate their impact. In some, but not all cases, large old homes should be converted to serve multiple-family residential use or non-residential uses. Many of the city's large old homes are located in the Seminole Hills subdivision and on local residential streets which are part of the Franklin Boulevard Historic District. These large old homes should be retained for single-family use because the introduction of multiple-family residential use in these areas would be detrimental. Some of the city's large old homes are located in the Fairgrove Historic District. Most of these have already been converted to multiple-residential use. This multiple-residential pattern may already be too well established to alter. Zoning regulations in the Fairgrove Historic District could allow two- or threefamily use, but with high minimum unit size requirements to help ensure good quality units that are consistent with the objective of preserving the historic quality of the district. Other large old homes are located on major thoroughfares and in neighborhoods which are not sufficiently desirable to support single-family residential uses in large structures which are costly to maintain and operate. It is not feasible to require single-family use of these structures. Two-family or three-family residential uses or even non-residential uses could be permitted in some of these locations. However, Page 1.7 �such use should be subject to carefully tailored regulation which protect the architectural integrity of the buildings themselves and the areas in which they are located. Site.design controls should ensure that adequate parking is provided, but not in front yards. Front yard parking should be prohibited because it is aesthetically incompatible with the overall architectural integrity of the site and building. When rear yard parking space is limited, uses should be limited to those which generate minimum parking demand. The intrusion of strip non-residential uses into residential areas should be avoided. The intrusion of strip non-residential uses into residential areas adjoining to the rear is undesirable and should almost never be permitted. Such intrusion usually manifests itself by construction of parking lots on formerly residential lots. In Pontiac, the need to expand strip commercial properties can usually be accomplished on adjacent sites fronting on the same thoroughfare as the use being expanded rather than on adjacent sites to the rear which front on a local residential street. On rare occasions intrusion of non-residential uses into residential areas may be necessary in order to accommodate the expansion of uniquely important employment and tax base assets. Then it should be permitted but regulated to minimize negative impacts. Residential uses should be appropriately screened from the non-residential uses. There are many areas where residential and non-residential uses abut each other or lie across the street from each other. Screening should be ensured by strong screening and buffering requirements in the Pontiac zoning ordinance. Figures 1.1, 1.2 and 1.3 are conceptual illustrations of desirable screening possibilities. They are provided as examples, not as specific recommendations to be incorporated exactly as shown into the zoning ordinance. In addition to property line screening, trash receptacles and outdoor storage areas should be screened and kept neat. It should be possible to incorporate some maintenance and possibly screening requirements in a general ordinance from which no grandfather privileges would be available rather than in a zoning regulation from which grandfather privileges would be available. \ Page 1.8 -- - - -- --- ---- - �Figure 1.1 SCREENING OF RESIDENTIAL USES FROM LARGE-LOT, LOW AND MEDIUM INTENSITY NON-RESIDENTIAL USES ·----~ ·-··A·-·-·-·-·-·- PLAN OPTION 2 4 ~ ~ ELEVATION from RESIDENTIAL SIDE KEY: 1. PAVED and STRIPED PARKING. 2. CONTINUOUS CURB. 3. 4. 5. 6. 7. ADEQUATE OVERHANG DISTANCE; MAY BE GRAVEL or PAVED. FIVE FOOT HIGH MASONRY SCREEN WALL. CONSTRUCTION DISTANCE if NEEDED. PROPERTY LINE SUGAR MAPLE (ten year height 23 feet; mature height 120 feet) or SIMILAR SPECIES. Page 1.9 �Figure 1.2 SCREENING OF RESIDENTIAL USES FROM SMALL-LOT, LOW INTENSITY NON-RESIDENTIAL USES .-:.-.·.-:.-:.-:.-.·.-:.·:.·.1 ·::,:.:-:-:-:-:-:-:•:-:·:-:-:-:·: i :-:·:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-: i ·:-:·:-:-:-:-:-:-:-:-:-:-:-:·:-:-:\ ::/\::::::::::::::::···::::::::::::\::::::::\::::::\:::::::::>l ........... ·.-:.-:::::::::::::.-:.-::, j I I ELEVATION from RESIDENTIAL SIDE KEY: NOTE: 1. 2. 3. 4. 5. 6. 7. REAR YARD LANDSCAPING PROVIDED ON RESIDENTIAL SIDE. NO LANDSCAPING REQUIRED IN REAR YARD OF NON-RESIDENTIAL PROPERTY BECAUSE OF SMALL LOT SIZE AND REQUIREMENT THAT BUILDING DESIGN CONFORM TO NEIGHBORHOOD DESIGN STANDARDS. PAVED and STRIPED PARKING. CONTINUOUS CURB. ADEQUATE OVERHANG DISTANCE. AVE FOOT HIGH MASONRY WALL CONSTRUCTION DISTANCE if NEEDED. PROPERTY LINE. LANDSCAPED FRONT YARD. Page 1.10 �Figure 1.3 SCREENING OF RESIDENTIAL USES FROM LARGE-LOT, HIGH INTENSITY NON-RESIDENTIAL USES SECTION 80 feet ,: d '. ~, "~! .. ·'ml!~V'.'IPl,' . ~~- . ,. ELEVATION from RESIDENTIAL SIDE KEY: 1. BERM. 2. DOUBLE ROW of CANADA HEMLOCK, AMERICAN ARBORVITAE or SIMILAR SPECIES SPACED to CREATE CONTINUOUS SCREEN. 3. SUGAR MAPLE (ten year height 23 feet; mature height 120 feet) or SIMILAR SPECIES. 4. WELL MAINTAINED LAWN on ALL AREAS VISIBLE from RESIDENTIAL PROPERTY or PUBLIC RIGHTS-of-WAY and NOT OTHERWISE LANDSCAPED. 5. OTHER LANDSCAPE MATERIAL. Pagel.11 �Residential Policy Cluster 3: _ HELP MEET HOUSING ASSISTANCE NEEDS of LOW INCOME RESIDENTS City housing policy should be responsive to the housing needs of low and very low income households, but city housing policy should be primarily guided by a firm determination to make Pontiac a desirable place to own property for those households and businesses which can afford to pay property and other taxes necessary to support reasonable municipal services. Within Pontiac, the housing needs of a very large number of low and very low income households are met, but it will not be possible for the city to meet all the needs of such households. Attempts to do so through direct subsidy are obviously out of the question. Attempts to do so by relaxing property upkeep requirements are likely to discourage investment in property by those who can afford to keep it up and pay the taxes necessary to support reasonable municipal services. The following facts are relevant to this policy: A substantial proportion of the population of the City of Pontiac is unable to compete effectively in the market for new housing because of their low incomes. Nearly 54 percent of all households in Pontiac are classified as "Lower Income," i.e. having an adjusted household income of less than 80 percent of the area median income for a family of three. About 60 percent of the lower income households are classified as ''Very Low Income," i.e. an income less than half of the area median. While not all lower income households are inadequately housed, a substantial proportion of them are, primarily as a result of their limited ability to pay for standard housing. In 1980, of the lower income households in the City of Pontiac, some 32 percent (4,358) were categorized as having housing need. State wide, close to 39 percent of the lower income households were reported to be in need, so Pontiac households were somewhat more likely to be adequately housed. The city has seven percent of Oakland County's population, but 30 percent of its subsidized housing. There are approximately 3,600 assisted housing units in the city; these units amount to nearly 20 percent of the total number of units in the city. Since 1980, there has been an increase in total housing need in Pontiac. Also, the proportion of all lower income households with housing need has increased by 13 percent. In the short term future , it is anticipated that similar conditions will prevail. Since Pontiac has less than 13 percent of the lower income housing need in Oakland County, city residents are considerably more likely to be able to obtain a subsidized unit than their suburban counterparts. The number of new assisted housing units added to the supply in Pontiac since 1980 is approximately equal to t\ie absolute increase in need during the same period. Nevertheless, over the next five years, Pontiac will have to add an average of more than 80 subsidized units a year to maintain the same record of improvement. The rental inspection programs could have a negative impact on the lowest-income households because they will reduce the supply of the cheapest housing. It is desirable that the city seek to provide housing assistance for those households which will have their housing choices reduced by the program. However, it will not be possible for Pontiac to provide alternative housing for all of the very low-income households that may be affected by the rental inspection program or may otherwise need assistance. Page 1.12 - - - - -- �Trends in Housing Need 1980 Households 1988 Households 1993 Households 12,017 13,271 14,121 Total in Need Percent 4,358 36.2 4,927 37.1 5,352 37.9 Elderly Small Family Large Family 1,986 2,061 311 2,202 2,379 346 2,420 2,574 358 Total Lower Income Source: Development Research Associates, Incorporated In allocating limited resources to meet the housing assistance needs of low income households, substantial emphasis should be given to the needs of the low income elderly. The needs of low income elderly are expected to grow rapidly in the years immediately ahead. The elderly have roots in the community. These roots should be respected by providing, to the extent possible, standard housing within the city. An additional 100 assisted housing units should be provided for the elderly. These units are needed to meet the growing need for elderly assistance. Innovative use of private market units should be made to more fully meet elderly need. Programs of home repair, chore service and home health care may be the most appropriate means of addressing their problems. Residential Policy Cluster 4: NEIGHBORHOOD DEVELOPMENT, REDEVELOPMENT and REHABILITATION POLICIES and PRIORITIES The city will work to improve its overall residential quality by focusing neighborhood improvement assets according to one of five specific strategies, or a combination thereof. Subsequent to the adoption of this plan and pursuant thereto, the city should select and follow one or a combination of the following five strategies as the basis for prioritizing municipal neighborhood improvement expenditures : Neighborhood improvement efforts should focus on Residential Planning Area 1 because it has the best potential for improvement. Neighborhood improvement efforts could focus on Residential Planning Area 2 because it might quickly deteriorate ifleft unattended and it might potentially revive if given concentrated attention. Neighborhood improvement efforts could focus on Residential Planning Area 3 because it has Page 1.13 �Ill the most serious deterioration and socio-economic problems in the city. Neighborhood improvement efforts could focus on concentrated neighborhood improvement sub-areas with historic resources. Neighborhood improvement efforts could focus on concentrated neighborhood improvement sub-areas with high visibility. These strategies are described in detail in subsequent policy statement paragraphs. These strategies are based on the map entitled Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities. This map divides the city into different neighborhood improvement areas. Residential Planning Areas 1 through 6 establish the basic divisions. Areas 1, 2 and 3 require the most active public involvement to encourage private investment while areas 4, 5 and 6 require less active public involvement. The residential planning areas are themselves divided into improvement sub-areas. Improvement sub-areas include new residential development, concentrated neighborhood improvements, and on-sale code enforcement for owner-occupied housing plus periodic code enforcement for renter-occupied housing. Neighborhood improvement efforts could focus on Residential Planning Area 1 because it has the best potential for improvement and its improvement can do the most for the overall quality of the city. Residential Area 1 has the best potential for improvement. Indeed, it is the key residential area in the city, at least insofar as Pontiac's overall residential viability is concerned. It is the key because it has a unique combination of assets and liabilities which make it particularly suitable for improvement. The assets outweigh the liabilities by a substantial amount, but the liabilities are of sufficient magnitude to pose a serious threat of spreading future blight. Major assets include substantial areas with a low frequency of building deterioration and substantial areas with a strong potential for concentrated neighborhood improvement. (See map entitled Neighborhood Development, Redevelopment and Rehabilitation Areas.) The best housing is in the Seminal Hills subdivision. This well built housing has provided one of Pontiac's most important residential assets over the past several decades and it can continue to do so in the future. Many of the Seminal Hills homes have historic value. In addition to sound housing, Residential Planning Area 1 has other significant assets which include: Franklin Boulevard Historic District. Crystal Lake Apartments. In-fill housing potential in the Franklin Neighborhood Housing Services Area. Vacant land with residential development potential. Pontiac Municipal Golf Course. Beaudette Park. \ Crystal Lake Park. Planned Orchard Lake Boulevard improvements. Pontiac General Hospital. Future neighborhood shopping center potential. Pontiac State Hospital Site. Major liabilities in Residential Planning Area 1 include several small sub-areas with a very high frequency of building deterioration. (See map entitled Neighborhood Development, Redevelopment and Rehabilitation Areas.) These areas are in close proximity to each other. They constitute the point about which the city's hope for a strong residential future could collapse. Deterioration could spread from these areas or they could be cleared to provide opportunities for redevelopment. Redevelopment potentials include new single-family homes like that being developed in the new Orchard Creek subdivision and non-residential uses. Other substantial liabilities in Residential Planning Area 1 include Lakeside Homes and Martin Luther King Terraces. Page 1.14 •Ill Ill Ill •II II • • • • • �Neighborhood improvement efforts could focus on Residential P.lanning Area 2 because it might quickly deteriorate if left unattended and it might potentially revive if given concentrated attention. Residential Planning Area 2 contains a large number of substandard housing units and substantial environmental problems. Problems are most prevalent in the southern portion of Area 2 close to downtown. Residential Planning Area 2 also contains some housing assets , including two residential historic districts listed on the National Register, the Modem Housing Corporation Addition Historic District and the Fairgrove Historic District. In addition to these two historic districts, Residential Planning Area 2 includes another neighborhood in which aggressive code enforcement and rehabilitation assistance could bear fruit. The difficult planning problem with Area 2 is the question of priority for action. Area 2 offers a strong potential for success, just as does Area 1. However, the significance of success in Area 2 may not be as great as success in Area 1. Unfortunately, diverting the necessary resources to Area 1 for a period of years may result in further decline in Area 2. Area 1 may decline if it is left unattended while Area 2 receives the bulk of the city's revitalization resources and efforts. Both may decline if resources and efforts are split. Other assets include Aaron Perry Park, Oakland Park and the historic Oak Hill Cemetery. Adjacent uses are assets, particularly the rehabilitated two-family residential area on the northeast side of East Montcalm and the Pontiac Division Headquarters on the north side of Montcalm. Perry Street, a main artery through Residential Planning Area 2, is an attractive street, particularly north of Area 2. This is an asset for the area. Oakland Avenue, another main artery through Area 2 is very unattractive, thus a liability. Neighborhood improvement efforts could focus on Residential Planning Area 3 because it has the most serious physical deterioration and socio-economic problems in the city. Residential Planning Area 3 contains the largest number and most extensive concentration of substandard housing and environmental problems in the city. Most of the substandard housing and most of the environmental problems are concentrated in the portion of Area 3 located west of Martin Luther King, Jr. Boulevard. Residential Planning Area 3 also has some sound housing, most of which is concentrated east of Martin Luther King, Jr. Boulevard. The best is the Oakland Homes development located between Michigan Avenue and M-59. Oakland Homes is a non-profit housing developer that builds and finances its projects. There is also a small core of sound housing at O'Riley Court on the west side of Residential Planning Area 3. Martin Luther King, Jr. Boulevard functions as a major route through the city connecting South Saginaw and M-59, and linking Area 3 to Residential Areas 2, 4 and 5. Neighborhood improvement efforts could focus on the concentrated neighborhood improvement sub-areas with important historic resources. This strategy can be justified on two grounds. First, historic districts are per se desirable candidates for renewal. Their intrinsic historic value makes them more likely to attract private reinvestment and thus highly susceptible to successful renewal efforts on the part of the city. Second, two of Pontiac's three residential historic districts are particularly good candidates for renewal. The Franklin and Fairgrove historic districts are in basically good condition and they are located near other residential uses and near nonresidential uses which are positive influences and thus would make good neighbors for a neighborhood receiving a concentrated renewal effort. Neighborhood improvement sub-areas with the most important historic resources are sub-area "a" in Residential Planning Area 1, the Franklin neighborhood, and sub-area "a" in Residential Planning Area 2, the Modern Housing Corporation Addition neighborhood. Sub-area ''b" in Residential Planning Area 2, the Fairgrove Historic District, presents more difficult revitalization problems because of its small size and the serious deterioration around it. These sub-areas can be seen on the map entitled Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities. Page 1.15 �Neighborhood improvement efforts could focus on the neighborhood improvement subareas with the highest visibility. Sub-areas with the highest visibility are those located along major arterials, including Huron, Orchard Lake, Oakland. Perry, University and Martin Luther King, Jr. Boulevard. An extensive amount of residential development fronts on each of these major arterials. Up-grading this residential development will definitely enhance the overall appearance of the city more than any other residential policy. It will also help encourage private investment in adjacent areas. Particularly benefited will be adjacent areas which have their own strengths. Fo r example, upgrading the residential development along Huron and Orchard Lake Road will benefit the Franklin Historic District and the Seminole Hills neighborhood. Residential Policy Cluster 5: POLICIES for SPECIFIC SITES and SUB-AREAS in RESIDENTIAL PLANNING AREA 1 Most of the policies set forth below stand on their own as sound planning actions which the city should undertake. However, they are particularly relevant to the policy of concentrating neighborhood improvement efforts in Residential Planning Area 1. The city should facilitate the expansion of the Orchard Creek Subdivision. The Orchard Creek subdivision is a new single-family neighborhood developed by Oakland Homes, a non-profit developer with a successful track record in Pontiac and elsewhere. Orchard Creek has 29 homes in its first phase. Subsequent phases are planned. At the time this comprehensive plan was prepared, most first phase units had been sold, some to families who could not qualify for the modest subsidy available from the non-profit developer because their incomes were too high. This success proves that Pontiac can be attractive to families with sufficient resources to exercise housing choice. Orchard Creek is the fulcrum for leveraging the construction of substantial amounts of new housing and stimulating substantial reinvestment in the maintenance and upgrading of existing housing. The Franklin Neighborhood Historic District should be the focus of comprehensive improvement efforts. This area has many fine historic homes suitable for residential use. In older cities throughout the country, such historic districts have led rehabilitation and renewal trends. Franklin is well placed to function as the leading area for a larger private rehabilitation trend. This is so because of its proximity to downtown, to Pontiac General Hospital and to other areas of sound housing. \ The Franklin Boulevard Historic District should be the focus of comprehensive improvement efforts. This area has many fine historic homes suitable for residential use. In older cities throughout the country, such historic districts have led rehabilitation and renewal trends. Franklin is well placed to function as the leading area for a larger private rehabilitation trend. This is so because of its proximity to Downtown, to North Oakland Medical Center (Pontiac General Hospital Division), and to other areas of sound housing. Furthermore, first class housing should extend beyond the limits of the historic district itself to logical neighborhood boundaries. Logical boundaries are the non-residential districts on the east, Huron Street on the north, North Oakland Medical Center and Johnson Street on the east, and Orchard Lake Road on the south. The refined Historic District Plan should set high "curb appeal" standards for homes in this area, and these standards should be implemented in the zoning ordinance. Housing conditions throughout the Franklin neighborhood must be first class if it is to successfully attract middle-income residents. Page 1.16 II II �The city should vigorously disseminate and utilize the Franklin Neighborhood facade study prepared by William Kessler and Associates. Property owners have already been contacted about this work by mail, telephone and in person. Presentations have been made to home owner groups. The whole process should be repeated periodically, perhaps annually. Planning Division personnel should be assigned responsibility for building vigorous resident involvement in the maintenance of historic standards. Critical to this initiative is the provision of adequate financing for those costs of historic preservation which exceed the costs of comparable standard rehabilitation. Additionally, general rehabilitation assistance should be made available to low and moderate income homeowners in this area. Community Development Block Grant (C.D.B.G.), as well as other public funds may be utilized for this purpose. The Franklin Boulevard urban design conceptual plan set forth elsewhere in this Comprehensive Plan should be refined in detail with the participation of residents and implemented, perhaps with T.I.F.A., D.D.A., and/or C.D.B.G. funds. In addition to the restoration/preservation of the historic buildings, the city should consider installation of historic street lighting, street trees, and other public improvements designed to maintain a higher standard than applicable to the city in general. Again, this higher standard could be financed by T.I.F.A, D.D.A, C.D.B.G., and/or the General Fund. The city should vigorously disseminate and utilize the Franklin Boulevard facade studies prepared by William Kessler and Associates and Kirk & Koskela Architects. Property owners should be contacted about this work by mail, telephone, and in person. Presentations should be made to homeowner groups. The whole process should be repeated periodically, perhaps annually. The city should provide an adequate commitment of staff support, particularly from the Office of Land Use and Strategic Planning, as necessary to build vigorous resident involvement in the plan refinement process, as well as in the maintenance of historic standards. A qualified and well managed non-profit de·veloper should be sought to build new in-fill housing in the Franklin Road NHS area. There is potential for new in-fill construction in the Franklin Road Neighborhood Housing Services area, an area bounded by Bagley, Rapid, Franklin Road , South Boulevard and the back lot lines of developments facing Woodward Avenue. This new construction potential could be realized if a qualified non-profit developer with a track record were to take an aggressive interest. It is important that the non-profit developer have a proven track record. Pontiac's past experience with inexperienced non-profit developers has not been good. Many other cities have had the same kind of negative experience with inexperienced non-profit developers. New residential development sub-areas within Residential Planning Area 1 should receive off-site infrastructure priority to stimulate new construction. Significant new residential development sub-areas are located in Residential Planning Area 1. These sub-areas are designated R-13, R-14, R-15 and R-16 in the maps entitled Neighborhood Development, Redevelopment and Rehabilitation Areas and Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities. They provide an opportunity for the construction of new housing. Construction of new housing in these sub-areas should receive priority over all other new housing except expansion of the Orchard Creek subdivision. Page 1.17 �Beaudette Park must receive priority over other city parks in the allocation of maintenance and policing resources. Beaudette is one of the city's most attractive·and intensively used parks. It is an important asset for the west side of Pontiac and it can remain so, but only if it is well maintained and policed. • The Pontiac municipal golf course should be retained at its present location for the immediate future. At various times during preparation of this plan, consideration has been i;iven to redeveloping the north half of the golf course for quality market rate housing. Such redevelopment has been considered only in conjunction with development of golf course facilities at an alternate location, such as the Kennett Road land fill site. Although golf course redevelopment has been considered, it has not been adopted as a policy of this plan. Interest by Pontiac residents in maintaining a complete 18 hole golf course is too great at this time to do otherwise. Whether redeveloped in part or in total for housing or retained in full as an 18 hole golf course, the site is and will remain an important asset for Residential Area 1. Municipal ownership of the golf course is not necessary to preserve its use as a golf course. Residential uses should be appropriately screened from the non-residential uses. There are many areas where residential and non-residential uses abut each other or lie across the street from each other. Screening should be ensured by strong screening and buffering requirements in the Pontiac zoning ordinance. Figures 1.1, 1.2 and 1.3 are conceptual illustrations of desirable screening possibilities. They are provided as examples, not as specific recommendations to be incorporated exactly as shown into the zoning ordinance. In addition to property line screening, trash receptacles and outdoor storage areas should be screened and kept neat. It should be possible to incorporate some maintenance and possibly screening requirements in a general ordinance from which no grandfather privileges would be available rather than in a zoning regulation from which grandfather privileges would be available. Pontiac General Hospital should maintain good buffers and screening between itself and its residential neighbors. Pontiac General is a community-wide asset as wel1 as a benefit to the neighborhood. It provides employment and generates a residential market in Residential Planning Area 1. Nonetheless, it should have an adequately buffered and attractive line of interface with its residential neighbors. The zoning ordinance now incorporates screening and buffering requirements intended to establish an appropriate interface between the hospital and its residential neighbors. Such regulations must be enforced and upgraded if desirable. The city should pursue prompt upgrading of Orchard Lahe Road. As of preparation of this plan, boulevard construction with median landscaping has been planned but not budgeted. It should be budgeted. This improvement is a very important part of a comprehensive strategy for concentrating improvement efforts in Residential Area 1. The city should pursue development of a neighborhood shopping center on Orchard Lake Road. There is potential for a future neighborhood shopping center on Orchard Lake Road. A well designed center with adequate parking and good landscaping and screening would be a real asset for the surrounding neighborhoods. An ideal location for the center would be on the north side of Orchard Lake Road between Green and Johnson where it could facilitate the redevelopment needed in this area. However, until the exact scope of the potential center emerges as a specific proposal, it should not be shown at a specific site on either the future land use map or the zoning map. Page 1.18 II �Residential structures on West Huron and Orchard Lahe Road should be on the fi,rst priority list for rehabilitation assistance. The homes on West Huron and Orchard Lake Road are important to the image of Pontiac as a whole and to the west side of Pontiac in particular. They are important because of the large amount of traffic entering and leaving the city by West Huron and Orchard Lake Road and because existing building and site conditions along these routes are already quite good. Planned boulevard improvements will make Orchard Lake Road even more attractive than at present. Residential structures on Telegraph, West Huron and Orchard Lake Road may be converted to non-residential use or raised and their sites redeveloped for non-residential use, but only in an orderly sequence commencing with an existing non-residential use. This means that conversion or redevelopment can be permitted for a residential structure next to an existing non-residential structure or use. However, conversion or redevelopment should not be permitted for a residential structure located between two residential structures. The Lakeside Homes public housing project should be sold and its client population should be accommodated at dispersed locations. Lakeside homes, like so many similar public housing projects around the country, is a liability for its neighborhood as well as for many of its tenants. Concentrating households with deep social and economic problems has not proved workable anywhere. It may be possible to rehabilitate the structures for a mix of market-rate and modestly assisted households. However, its current use might produce considerable market resistance if rehabilitation rather than redevelopment is employed. The Crystal Lake Park adjacent to Lakeside Homes has recently been upgraded with a new dam. Earlier dredging has made the lake increasingly attractive. Recently added viewing areas are a plus. Further improvements are needed to allow the park to realize its full potential. Such improvements should be coordinated with the conversion of Lakeside Hornes to other than public housing use. Inoperative vehicles and other environmental problems must be controlled on a priority basis in Residential Planning Area 1. At various times during preparation of this plan, environmental problems were observed in Residential Area 1. These environmental problems include inoperative motor vehicles, smaller items of junk in residential yards, and poor yard maintenance. They also include home repairs and improvements commenced, but left uncompleted for a substantial period of time. These environmental problems are not at all pervasive in Area 1 or any particular part ofit, but they did appear with modest frequency in the southeast part of Area 1. They should be combated with specific code prohibitions and vigorous enforcement. Area 1 should receive top priority for such environmental code enforcement. Page 1.19 �0 ,, = 8 N 0 Page 1.20 II �Figure 1.4 FRANKLIN HISTORIC DISTRICT and FAIRGROVE HISTORIC DISTRICT URBAN DESIGN CONCEPT PLANS Opposite Page Notes for Figure 1.4 Franklin Historic District: l. An entryway should be developed at key approaches to the historic district. The entryway could incorporate an architectural "gate," brick pavers and special landscaping. The architectural gate should be coordinated with the proposed architectural fence (see 2 below). The entryway concept is shown at Franklin and Huron and at Franklin and Orchard Lake. It is also shown at Pike and the east neighborhood boundary. 2. An historic architectural fence could be built to reinforce the distinct character of the district. The fence should be constructed with brick columns and iron rails and stiles. Existing fences should be the model for the proposed fence. The historic fence is shown along Huron from the east neighborhood boundary to Pontiac Central Hospital and along the Orchard Lake neighborhood boundary. 3. Ornamental trees could be installed to reinforce a distinct neighborhood character. Ornamental trees are shown along Huron from the cast neighborhood boundary to Pontiac Central Hospital and along the Orchard Lake neighborhood boundary. Ornamental trees are also shown along Franklin from Huron to Orchard Lake and along Pike Street from Franklin to the east neighborhood boundary. Ornamental trees could be extended along Pike to Wide Track Drive West. 4. The public infrastructure should be maintained in a first class condition along important historic streets. Priority should be given to street pavement, curb and sidewalk improvements along Franklin from Huron to Orchard Lake and along Pike from Franklin to the cast neighborhood boundary. 5. Brick pavers could be installed to highlight key intersections. Special intersection pavers are shown at Franklin and Pike and at Pike and Williams. They should be coordinated with entryway pavers (see 1 above). 6. Historic street lighting should be installed along Franklin and Pike. The light poles should be low in height. 7. "Woonerf" improvements could be installed in the residential sections of the neighborhood, particularly along Mary Day and Henry Clay. "Woonerl" is Dutch for "living street." A woonerf or living street is designed to be comfortable and attractive for pedestrians and those who just want to sit on a bench. Also, children should be able to play in a wooneifwith relatiue safety. A woonerfprovides for motor vehicle access to individual properties and it may provide extra on-street parking spaces, but is not a comfortable street on which to drive any great distance. Woonerfs in the Franklin Historic District can incorporate h1ick pavers, histonc street furniture and histonc street lighting. 8. Certain local streets could be closed to through trallic to help m:untam quietude and secunty. Closure possibilities are shown beyond the historic district limits in order to mcorporate immediately adjacent residential areas mto the residential part of the historic dist1;ct. The closure concept and specific closure locations should be evaluated by neighborhood residents. 9. Priority pavement, curb and sidewalk improvements could be extended along Pike between the east historic district boundary and Wide Track Drive West. So could ornamental trees and historic street lighting. The neighborhood "gateway" shown on Pike at the east neighborhood boundary could occur instead at Pike and Wide Track D1;ve West. The buildings and parking areas along the segment of Pike west of Wide Track Drive should be upgraded in accordance with appropriate historic design standards. One set of appropriate standards is given in the Downtown chapter of this plan. All or some of these approaches would strengthen the important link between downtown and the Franklin Historic District. 10. Franklin Historic District boundary. 11. Huron Street. 12. Orchard Lake Avenue. Fairgrove Historic District: 1. An entryway should be developed at Perry and Fairgrove. The existing vacant lot at this intersection could be acquired for this purpose. The entryway could incorporate an architectural "gate," brick pavers and special landscaping. 2. "Woonerl" improvements could be installed along Fairgrove. "Woonerf" is Dutch for "living street." A woonerf or living street is designed to be comfortable and attractive for pedest1;ans and those who just want to sit on a bench. Also, children should be able to play in a woonerf with relative safety. It may provide extra on-street parking spaces, which would be particularly important in Fairgrove because of the multifamily use. However, a woonerfis not a comfortable street on which to drive any great distance. The Fairgrove woonerf, if built, can incorporate brick pavers, historic street furniture and historic street lighting. 3. Certain streets could be closed to through traffic to help maintain quietude and security. One closure possibility is shown at Fairgrove and Saginaw. This would completely eliminate through traffic and concentrate all ingress and egress at Perry, which is, overall, a more attractive approach to the district. Other closure possibilities are also shown. The closure concept and specific closure locations should be evaluated by neighborhood residents. 4. Fairgrove Historic District boundary. 5. Perry Street. 6. Saginaw Street. Page 1.21 �Figure 1.5 WOONERF or LIVING STREET CONCEPTS for the FRANKLIN and FAIRGROVE HISTORIC DISTRICTS II lm: .IF· ·· ···· :::::::. ·.·.·.·.·.·.··. ······· ··· .. ··· ·· · . ;.-p,.......=--c (»'!""!'~ ~ ~ '--······· i ··- --~ ~ ~ ~ Page 1.22 :~ ... ··•··· i~ : �Residential Policy Cluster 6: POLICIES for SPECIFIC SITES and SUB-AREAS in RESIDENTIAL PLANNING AREA 2 Most olthe policies set forth below stand on their own as sound planning actions which the city should undertake. However, they are particularly relevant to the policy of concentrating neighborhood improvement efforts in Residentw.l Planning Area 2. The Modern Housing Corporation Addition Historic District should be the focus of comprehensive improvement efforts. This district contains well built homes with modest historic value. Though less impressive than the Franklin Historic District, it is still of sufficient value to lead revitalization of all of Residential Planning Area 2. Critical to this initiative is the provision of adequate financing for those costs of historic preservation which exceed the costs of comparable standard rehabilitation. Additionally, general rehabilitation assistance should be made available to low and moderate income homeowners in this area. Community Development Block Grant (C.D.B.G.), as well as other public funds may be utilized for this purpose. An urban design plan should be developed for Modern Housing Corporation Addition Historic District. In addition to the restoration/preservation of the historic buildings, the city should consider installation of historic street lighting, street trees, and other public improvements designed to maintain a higher standard than applicable to the city in general. These higher standards could be financed by T.I.F.A., D.D.A., C.D.B.G., and/or the General Fund. An historic facade study should be prepared for the Modern Housing Corporation Addition Historic District. The Facade Study prepared for the Franklin Historic District provides a model of the type of study that is needed for the Modem Housing Corporation Addition Historic District. Once the study is prepared, property owners should be contacted about this work by mail, telephone and in person. Presentations should be made to homeowner groups. The whole process should be repeated periodically, perhaps annually. The city should provide an adequate commitment of staff support, particularly from the Office of Land Use and Strategic Planning, as necessary to build vigorous resident involvement in the plan refinement process, as well as in the maintenance of historic standards. The Fairgrove Historic District should be the focus of comprehensive improvement efforts. This area has fine historic homes. They were originally designed as single-family structures, but now most have been converted for multiple-family use. It may be that the historic value of these structures coupled with a revitalization of the nearby downtown could lead to the reconversion of these homes for single-family use. However, it is not likely that city regulations can successfully facilitate or even force such conversion over the near or medium term. Zoning regulations in the Fairgrove Historic District could allow two- or three-family use, but with high minimum unit size requirements to help ensure good quality units that are consistent with the objective of preserving the historic quality of the district. Regulations should also ensure that multiple-family conversions have adequate parking and site amenities. Housing conditions on Fairgrove and on the immediately adjacent streets should be first class if property owners are to be encouraged to keep their structures in good condition. Page 1.23 �Critical to this initiative is the provision of adequate financing for those costs of historic preservation which exceed the costs of comparable standard rehabilitation. Additionally, general rehabilitation assistance should be made available to low and moderate income homeowners in this area. Community Development Block Grant (C.D .B.G.), as well as other public funds may be utilized for this purpose. The Fairgrove urban design conceptual plan set forth in this comprehensive plan should be refined in detail with the participation of residents and property owners and implemented, perhaps with T.I.F.A., D.D.A., and/or C.D.B.G. funds. The urban design conceptual plan is shown in Figures 1.4 and 1.5. It calls for the following capital improvements in the Fairgrove Avenue Historic District: entranceway features; historic street lighting; specially designed on-street parking areas interspersed with wide sidewalks and landscaping; closings of Fairgrove Avenue at Saginaw Street to keep non-local traffic out of the neighborhood. In addition, the refined historic district plan should set high "curb appeal" standards for homes and these should be implemented in the zoning ordinance. Streets, curbs and sidewalks should be maintained to a higher standard than applicable to the city in general. Again, this higher standard could be financed by T.I.F.A., D.D.A, C.D.B.G., and/or the General Fund. An historic facade study should be prepared for the Fairgrove Historic District. The Facade Study prepared for the Franklin Historic District provides a model of the type of study that is needed for the Fairgrove Avenue Historic District. Once the study is prepared, property owners should be contacted about this work by mail, telephone and in person. The whole process should be repeated periodically, perhaps annually. The city should provide an adequate commitment of staff support, particularly from the Office of Land Use and Strategic Planning, as necessary to build vigorous resident involvement in the plan refinement process, as well as in the maintenance of historic standards. Aaron Perry Park and Oakland Park must receive priority over other parks in the city in the allocation of maintenance and policing resources. These parks can be important assets for Residential Planning Area 2 only if they are well maintained and policed. Residential structures on University and Perry should be on the first priority list for rehabilitation assistance. The homes on University and Perry are important to the image of Pontiac as a whole and to the northeast side of Ponti a~ in particular. They are important because of the large amount of traffic entering and leaving the city by University and Perry and because existing building and site conditions along these routes are already quite good, particularly as they approach the city limits. Inoperative vehicles and other environmental problems must be controlled on a priority basis in Residential Planning Area 2. During preparation of this plan, substantial environmental problems were observed in Residential Planning Area 2. These environmental problems include inoperative motor vehicles, smaller items of junk in residential yards, and poor yard maintenance. They also include home repairs and improvements commenced, but left uncompleted for a substantial period of time. These environmental problems are most pervasive in the portions of Residential Planning Area 2 than in Area 1 and less pervasive than in Area 3. They should be combated city-wide with specific code prohibitions and vigorous enforcement. Residential Planning Area 2 should receive top priority for such environmental code enforcement, if it is to be the Page 1.24 •II Ill II II •II • �focus of a concentrated upgrading effort. Residential Policy Cluster 7: POLICIES for SPECIFIC SITES and SUB-AREAS in RESIDENTIAL PLANNING AREA 3 Most of the policies set forth below stand on their own as sound planning actions which the city should undertake. However, they are particularly relevant to the policy of concentrating neighborhood improvement efforts in Residential Planning Area 3. The area around O'Riley Court should be on the first priority list for rehabilitation assistance and for clearance of dilapidated structures. O'Riley Court is a short cul-de-sac on the west side of Residential Area 2. It was built as a redevelopment project in the 1960's. It contains just a few single-family homes, most of which are well maintained. O'Riley Court shows that a small enclave of good housing can survive near serious deterioration, particularly if designed as a neighborhood onto itself and if accessible to major thoroughfares. Pontiac's vigorous policy of condemning and demolishing nearby substandard homes has no doubt helped make more viable than it might otherwise be. Martin Luther King, Jr. Boulevard, Marshall and parallel streets just to the west should be on the first priority list for rehabilitation assistance and for clearance of dilapidated structures. Homes on Martin Luther King, Jr. Boulevard provide a locus of stability for adjoining neighborhoods and an image benefit to the city. Many of the older homes are sound; some are particularly attractive and well maintained. In addition to sound older homes, new single-family homes were developed along Martin Luther King, Jr. Boulevard just prior to preparation of this plan. These new homes are a potential asset for the neighborhood although they initially were not well received by the market. South of Auburn, Marshall (the first street west of Martin Luther King, Jr. Boulevard) has many well maintained homes. North of Auburn, Marshall plus several other parallel streets to the west have well maintained homes. The city should continue to vigorously weed out seriously dilapidated structures in Residential Planning Area 3. For decades, the high concentration of substandard structures in the western portion of Residential Area 3 has been the object of Pontiac's most vigorous and extensive code enforcement efforts, particularly efforts to have unsafe structures demolished. The result is a high frequency of vacant lots and a corresponding reduction in the number of substandard structures. The city's demolition efforts have not yet run their full course. When they have, the resulting vacant property will be a neighborhood and community asset. The removal of substandard structures should continue by implementing the policies and priorities shown on the Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities Map. The city should pursue development of a neighborhood shopping center on Auburn Road. There may be potential for a future neighborhood shopping center on Auburn Road. This potential has been studied by more than one public interest groups seeking such an asset for the neighborhood. A well designed center with adequate parking and good landscaping and screening would indeed be an asset for the neighborhood. However, there is strong competition from supermarkets located just east of Opdyke Road and therefore the strength of the Auburn Road potential is uncertain. This uncertain potential should be accommodated by making policy provision for such a center, but not designating a specific site in either the future land use plan map or on the zoning map. Page 1.25 �The city should pursue the redevelopment of the area north of South Boulevard for industrial use. There are approximately two dozen homes east of Ma_rtin Luther King, Jr. Boulevard between the abandoned Michigan Air Line railroad right-of-way and South Boulevard. These homes lie in the center of some of the city's potential industrial land. The future land use map should provide for the redevelopment of these homes for industrial use. Zoning for industrial use should occur when there is a comprehensive industrial redevelopment plan ready to be implemented. Murphy Park should be scaled back in area in order to provide a new residential development opportunity and in order to facilitate better policing. At the time this plan was prepared, and for many years prior, Murphy Park had been a liability to the neighborhood. It was the locus of antisocial behavior, including drug dealing and drug use. A key part of the problem has been the secluded parking area which can be accessed from Martin Luther King, Jr. Boulevard, but which is not visible from Martin Luther King, Jr. Boulevard, or practically any public or private property. Murphy Park contains beautiful natural topography and vegetation. These assets have been used successfully for supervised, active recreation. However, Murphy Park contains more acreage than can be put to safe, supervised recreation use. This surplus acreage has residential development potential. This residential potential could be combined with adjacent vacant land on the north and east sides of Murphy Park. Some block faces on Auburn Road should be reserved for residential development rather than allowing strip commercial uses to be scattered along its entire length. There are examples throughout Oakland County of decent and, in some cases, very expensive residential development on major thoroughfares. Although recent single-family development experience on Martin Luther King, Jr. Boulevard suggests that new strip residential potential is not strong on the east side of Pontiac, it is very possible that it will one day be feasible. Furthermore, it is even more likely that there never will be sufficient demand for commercial or other non-residential sites to absorb all or even most of the Auburn Road frontage. Such demand as there may be for additional non-residential use of vacant lots on Auburn should be accommodated on those block faces which already have a significant pattern of non-residential development. Inoperative vehicles and other environmental problems must be controlled on a priority basis in Residential Planning Area 3. During preparation of this plan, substantial environmental problems were observed in Residential Planning Area 3. These environmental problems include inoperative motor vehicles, smaller items of junk in residential yards, and poor yard maintenance. They also include home repairs and improvements commenced, but left uncompleted for a substantial period of time. These environmental problems are most pervasive in Residential Planning Area 3 than in any other part of ~he city. They should be combated city-wide with specific code prohibitions and vigorous enforcement. Residential Planning Area 3 should receive top priority for such environmental code enforcement, if it is to be the focus of a concentrated upgrading effort. RESIDENTIAL BACKGROUND INFORMATION _ _ _ _ _ _ _ _ _ _ _ _ _ __ This section contains two important analytical maps, identified as Figures 1.6 and 1.7, and related explanatory material. The two maps are entitled "Neighborhood Development, Redevelopment and Rehabilitation Areas" and "Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities." The first of theses two maps synthesizes data about the character of the city's residential areas. The second map sets forth areas where five different revitalization policies might be appropriate. Although it contains policy recommendations, this map is considered background Page 1.26 • •II II II II II II II II II �information rather than a policy document per se because it would be ill].possible to fully implement its policy suggestions within the city's resource limits. The additional priority setting called for in Policy Cluster 4 is required. The two maps show the city divided into six Residential Planning Areas (RPA's). The area boundaries were chosen because they lie along major divisive elements such as railroad lines, major thoroughfares and substantial non-residential areas. All neighborhoods within each individual Residential Planning Area can be expected to share a common future of improvement or deterioration, depending on the overall level of public and private upgrading effort. Neighborhood Development, Redevelopment and Rehabilitation Areas The "Neighborhood Development, Redevelopment and Rehabilitation Areas" map synthesizes data about the character of the city's residential areas. The data synthesized includes land use and building condition data. Both the land use and the building condition information was obtained from surveys completed by the Pontiac Planning Division and by the consultants for this plan. Pontiac Planning Division land use information dates from a comprehensive survey done in 1985 and updated periodically based on observations of the staff. Pontiac Planning Division building condition data dates from a comprehensive windshield survey done in 1976. The findings of this survey were updated by consultant surveys done during 1989 and 1990. The map indicates the following eight neighborhood development, redevelopment and rehabilitation areas, each of which is explained on notes which appear on the opposite page of the map: Very High Frequency of Building Deterioration High Frequency of Building Deterioration Moderate Frequency of Building Deterioration Low Frequency of Building Deterioration Strong Potential for Concentrated Neighborhood Improvement Neighborhood Assets Predominantly Non-Residential Areas Vacant Land with Residential Development Potential Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities The "Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities" map sets forth the following areas, each of which is explained on notes which appear on the opposite page of the map: New Residential Development Sub-Area Concentrated Neighborhood Improvement Sub-Area Systematic Code Enforcement to Remove Unsafe Structures and Other Severe Environmental Blight Sub-Area On-Sale Code Enforcement for Owner-Occupied Housing and Periodic Code Enforcement for Renter-Occupied Housing Private Sector Landscaping and/or Other Beautification Page 1.27 �R -~~------::~-~:t I ' -~ ;:-_:,_ --, ---" .·--=-= ·: ii=§] ·; ~· =~ - ,=-;, _,' . . '/ 1 ---1 ' \ · H1 ;rr=-;~;;, .: l,"r--• w I , I .- ··-•, ; _, _ 'I , · .:;::L....:.5 1--,-G ,_ I R 5: i I I I ,; 1, 1 I \ - \ ~-j 1 l ~m1u1 B I Page 1.28 1 Predominant! Y Non-Residential Area Vacant Land wtth . Residential Develop ment Potential �Figure 1.6 NEIGHBORHOOD DEVELOPMENT, REDEVELOPMENT AND REHABILITATION AREAS Opposite Page Notes for Figure 1.6 The "Neighborhood Development, Redevelopment and Rehabilitation Areas" Map sets forth the following are as: Very High Frequency of Building Deterioration: In aggregate, homes in these areas are in the won;t condition in the city. Many of those in poor condition are of inadequate original construction, a circumstance which is particularly common in the southeast part of the city (RPA 3). Many of the homes have deteriorated to the point that they may be classified "substandard" or "major repair" structures. Substandard homes are so seriously deteriorated that the cost of making them sound would exceed the value of the property in sound condition. Major repair homes require substantial investment to bring them to a sound condition. Major redevelopment of areas classified "Very High Frequency of Building Deterioration" would be appropriate if funds for such redevelopment were available. Public investment in rehabilitation would not likely result in an overall upgrade of the neighborhood because the funds available would be inconsequential in proportion to the magnitude of the problem. Despite the overall high level of deterioration, some homes in these areas are in relatively good condition. These few homes can be classified as "minor repair" or "sound." There are even a few block faces where most of the homes are in quite good condition. Strong Potential for Concentrated Neighborhood Improvement: Areas so designated ulfor some promise for responding tu consecrated neighborhood improvement e fforts . Goud quality UJiginal housing stock coupled with moderate detenoratiun of some of the structures 1s the common basis for this classification. Neighborhood Asset: A. variety of sites are classified as neighborhood assets. Parks and lakes are classified as assets. The golf course and cemeteries are also classified as assets because they provide attractive open space. Certain major school sites are assets and so too is Pontiac General Hospital. Major assets provide a strung positive physical influence upon which neighborhood revitalization efforts can build. Predominantly Non-Residential Areas: These areas which 111-e not part of the residential fab1ic of the neighborhoods. They nonetheless can have an important positive or negative influence on neighborhood revitalization efforts. Vacant Land with Residential Development Potential: Not all land so classified need necessarily end up in residential use. However, the city will benefit from the expansion of a middle-class residential base. New development will obviously facilitate such an expansion. High Frequency of Building Deterioration: In aggregate, homes in these areas are very much like the areas classified as "Very High Frequency of Building Deterioration," but with a somewhat lower proportion of substandard and major repair structures. These areas are not good prospects for upgrading through rehabilitation assistance. Moderate Frequency of Building Deterioration: In aggregate, homes in these areas are in relatively sound condition. Substandard and major repair structures can be found, but they are closer to being exception rather than the rule. There are numerous minor repair structures. Private investment in these areas is substantial. Investment of public funds for rehabilitation might make sense in these areas because of their basically sound condition. However, there are insufficient public funds to 1-espond to all of the deterioration even in these areas. Their long term well being will depend on continued ptivate investment in upkeep. Low Frequency of Building Deterioration: In aggregate, homes in these areas need only minor repair or they are sound. However, there are some low substandard and major repair structures. Page 1.29 �- - - RI -- ~ Ra ~ ./ --:::.--·- - ~ - - - - __, - - - ·- - - -~- - - - R6 i_,,. 'L•. _... -1. ' ---------t •Rg ·= . I ·- - - - - - A3 __ ,,, • • • I ~ - ~. -1- · • .,. I Rs \..-, , t' .. :: ;_ ·-. - ... R7 -· Ra --'=---- I : ::J : I I I I - 'I'' ' I 11-.:...• I I. , ! ;.- - 6~ _,' : /. ·.-,-_ 3-1 '.-=-- -~•..:•'" -I I ' J• ·•:~•-: Ir /:_) .. , _. -···:(le;:, ·; ,·! Ru ; .. I _, • 1 ··-- · 1 I ) 8 11TW] l I ( 'oncentrutcd Ncighhorhood Improvements: Code Enforcement. llehabilitaiton Ass1stnncc. Neighborhood Capital Improvements !-,vstemnttc Code Enforcement to llemovc Unsafo Structures and Other Severe 1!:nvironmental 131ight I=- - 'I On-Sale Code 1!:nforccment for Owner-Uccuptcd Housing and l'e nodic Code l!:nforccmcnt for Rcnter-Occuptcd Housing Private ::iector Landscaping and/or Other llca uttlicat1on Page 1.30 '' I ' I \ �Figure 1.7 :'-IEIGHBORHOOD DEVELOPMENT. REDEVELOPMENT AND REHABILITATION POLICIES AND PRIORITIES Opposite Page Notes for Figure 1.7 The "Neighborhood Development, Redevelopment and Rehahililalion Policies and Prioril1es" map sels forth the following: New Residential Development Sub-Area: Siles shown fur new residential development are vacant land areas. Most have never heen developed. Ar()as here noted as R-15 and R-16 once accommodaled buildings which have now heen razed. Most of the new residential development areas were des1gnaLcd for low density residential development in the ?011.twc :1.000 Plu11. The areas here noted as R-11 and R-12 were designated as park land in lhe Ami we :I.IXJO l'/wi, lhey mdude land which is now part of Murphy Park and land Lo the nonh and east which is not now nor never was part of Murphy Park. The area designated R-15 was designated as park land in the Po11/iiu: :1.000 JJ!wL . The area noled as R-13 was designated for medium dens1ly development in the Pontwc :2.(XJO Pltm. The areas noted as R-4, R-5 and R-6 have poor soil and drainage conditions. These conditions may necessitate cluster dcvelopmcnl or a planned development configuration which blends singlefamily detached with single-family attached or even multiple-family development whilll leaving other areas as open space. Concentrated Neighborhood Improvement Sub-Area: Concentrated neighborhood improvement areas arc key arl!as for the revitalization of the entire city. They a1'l! the arnas in which most of the city's limited rchabililation and code enforcement 1-csourccs should he concentrated. Th()se areas should also receive priority in the allocation of neighborhood capilal improvements. Neighborhood capital improvements directed particularly toward these areas should indude: reconsl1uclion of substandard local st1'l!ets, curbs and sidewalks; modification of local streets and intersections to divert through trallic away from residential a1'l!as; and residential st1'l!el tree planting. Concentrated neighborhood improvement a1'l!as should be given prio1ity in the systematic code enforcement effo1t to rnmove unsafe structures and other severn environmental blight, even though these problems occur less fre4uenlly in concentraled neighborhood improvement arnas than in some other areas. Concentrated neighborhood improvement areas should he given prio1ily in the effo1t to inspect owner-occupied homes on-sale and the eff01t to inspect rental-occupied dwelling units periodically, at least to the extent that any primities a1'l! given in these programs. In theory, no p1ioritizing of these efforts should be necessary since they are intended to he city-wide programs financed from foes charged for inspections and licenses. Sub-Area: The;;e areas have Lhe lea;;t potential for 1mmeci1aw improvement. Housing conallions an, u, 0 severely cictenorawa lur ava1iahle n!hahilitation a.~s1stance assets to he used elfuct1vely. i\!o1'l! detenoralion and demoiILion wtil <,ccur nefore these areas hecome prom1smg prospects 1ur puhlic improvement expenciitures. fn the meantime, the most scnous envll'onmcntal blight must be addresseci on an ongomg hasis. This means that st1uctures which arc a threat to health and safoly must come down as fast as the city can complete the necessary due process µrocedUl'l!S. Puhlic rehalnlitat10n dollars should not he expended in these a1·eas. Other puhlic capital improvements should be avoided, except as necessary to o.:nsu rc minimum acceptahle levels of health and safoly or except as may be necessary and dirt.!clly related to efforts to improve concentrated neighborhood improvement areas. The area should he suh1ect to on-sale code enforcement for owner-occupied houses and pe1iodic code enforcemtJnt for rental propc1t1es. On-Sale Code Enforcement f,,r Owner-Occupied Housing and Periodic Code Enforcement f'or RenterOccupied Hou.,ing: The map designates this category for all areas of the c1Ly not designated m one oflhe three preceding categones. Actually, on-sale code enforcement and pe1iodic code enforcement should occur m all developed a1'l!as, as is noted in the discusswns ahove. On-sale code enforcement for owner-occupied st1uctures is Lnggercd hy the sale of an ownl!r-occup1ed properly. All properties for which there is no rental license issued arc considered owner-occupied. Every owner-occupied residential unit is inspected and brought up to code at the time its ownership changes. An "existing housing" code can be the ba.~is of the inspection program so that older homes do not have to meet the highest new housing standards. Pllriodic code enforcement of renter-Occupied units is intended to occur on an annual hasis at the time of rental license renewal. Inspectors must allocate some of their time to identifying unlicensed rental units and enforcing licensing re4uircments. It is expected that the full costs for hoth onsale and pe1iodic inspections and enforcement will be fully horn by inspection fotas. Inspcclwn fees are to he set aside in an earmarked account and not mingled with the general fund. In addition to on-sale and pc1iodic inspecl10ns of housing units. minimum standards for yard upkeep should he enforced. On-sale and pe1iodic code enforcement programs arc discussed in more detail in Lhe resid1mtial policies of the plan. Private Sector Landscaping and/or Other Beautification: Private sector landscaping and/or other heautilication is designated for areas where maJor nonresidential development is already located or anticipated. Such landscaping is needed to make the overall character of the city desirnhle for current and prospective residents. Sy.~tematic Code Enforcement to Remove Unsafe Structures and Other Severe Environmental Blight Page 1.31 �Chapter2 OFFICE, RETAIL and OTHER COMMERCIAL AREA LAND USE POLICIES _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION-------------------------- Following this introduction, the chapter is organized into one main section entitled "Office, Retail and Other Commercial Policy Clusters." There are four policy clusters. Each pol' cy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. 'The four policy clusters are as follows : Cluster 1: Provide Commercial Land to Serve Residents' Needs and Capture Markets Outside the City Cluster 2: Regulate Existing Commercial Uses and Guide their Expansion to Benefit the General Health, Safety and Welfare Cluster 3: Encourage Development of New Commercial Uses and Improvement of Existing Commercial Uses Through Special Capital Expenditures and Rehabilitation and Redevelopment Assistance Cluster 4: Encourage Improvement of Existing Commercial Uses Through Special Municipal Service Programs Chapter 14 of this plan contains additional office, retail and other commercial land use policies. 'The policies in Chapter 14 relate particularly to the Future Land Use Map. OFFICE, RETAIL and OTHER COMMERCIAL POLICY CLUSTERS _ _ _ _ _ _ __ Commercial Policy Cluster 1: PROVIDE COMMERCIAL LAND to SERVE RESIDENTS' NEEDS and CAPTURE MARKETS OUTSIDE the CITY Limit the amount of commercially designated land in small lots fronting on major thoroughfares to an amount proportional to the needs of Pontiac's population. The future land use plan and the zoning map should designate somewhat more commercial land than will actually be needed. This ensures competition and keeps the price of commercial land reasonable. However, the future land use plan and the zoning map should not designate vastly more commercial land than will be needed. 'The amount of commercial land in Pontiac and that provided for in past planning efforts is as follows: Developed commercial land already provides an adequate supply. There are over 600 acres in retail, office and service commercial uses. This amounts to about five percent of the city's total land area and eight to nine acres of commercial land per 1,000 population. 'This supply is within the "normal" range, that is the range within which most cities fall . However, in addition to its own commercial land area, Pontiac is served by Summit Place and Miracle Mile, both just outside the city limits . Auburn Mills, a new regional mall with approximately 2,000,000 square feet of gross lea sable acres, is being developed on a 220 acre site off I-75 Page 2.1 �between Baldwin and Perry. Additional related retail facilities are expected to be developed on out parcel. According to the Southeast Michigan Council of Governments' Regional Impact Review, this center will be a "value oriented" discount retail and entertainment complex with a 40-mile trade radius. It will be only the third of its type known to exist in the country. A small part of the site will fall within the City of Pontiac. The rest will lie just north of Pontiac in the City of Auburn Hills. Past planning concepts considered by the city provide excessive commercial land. Commercial land use designations set forth in the Pontiac 2000 Plan and the unadapted plan of the mid 1980's overreached the city's commercial potential. Commercial land designations for the unadapted plan of the mid 1980's totaled 908 acres exclusive of the downtown and exclusive of the 50 acre Oakland Point shopping center which subsequently developed at the northeast corner of Telegraph and Elizabeth Lake Road. This amounts to almost 13 acres per 1,000 population and over seven percent of the city's total land area, both very high ratios. There is no reason to believe that these ratios are sustainable, given the limited spending power of Pontiac residents and the difficulty that Pontiac sites will have attracting retail and office uses in the very competitive Oakland County market. The benefits for limiting commercially designated land are as follows: Avoid mixing commercial uses with vacant land. An excessive supply of commercial land may result in commercial uses being thinly scattered among vacant lots which may not develop because they are less attractive for residential use than they would be if they did not have commercial neighbors, and there is insufficient demand from non-residential use. Avoid mixing commercial uses with residential uses. An excessive supply of commercial land may also result in commercial uses being thinly scattered among residential uses, for which they will not make good neighbors. When commercial uses are clustered together, the amount of interface between commercial and residential uses is minimized. Maximize the impact of positive developments. Changes in the building environment come slowly. The strip commercial pattern observed by the Pontiac 2000 Plan did not change during the 1980's. It is very possible that it will not change much during the next 10 to 20 years. Yet despite the persistence of urban form over time, change does occur. Old buildings and uses are abandoned and new ones spring up. This process can be better managed for the benefit of the city if the available locations for new development are more limited than they have been in the recent past. The result of excessive supply of commercial land is that such new development as does occur is so scattered that it has no real impact on any one area. Its benefits are swamped by the liabilities of the areas in which it locates. \ Take advantage of suburban commercial development potentials at the peripheries of the city. The most important new commercial development in and around Pontiac orients itself away from the city. Oakland Pointe shopping center is built on the edge of the city and is named for the County, not the city. Across Telegraph, Pontiac Mall made major improvements and changed its name to Summit Place. To the north, the proposed manufacturer's mall is initially planned with its storm water retention facilities within the city limits and its building outside the city limits. It is oriented to I-75 traffic, not traffic which will flow through the city. To the east, extensive office development is taking place in the Oakland Technology Park; the area will be home to the newly developed Chrysler Technology Center and many other office and technology-based businesses. Reject requests from property owners for "spot" commercial zoning unrelated to specific policy objectives of this plan. Such spot commercial zoning is illegal under Michigan zoning case Page 2.2 �law because it is done for the benefit of the individual property owner rather than for the general health, safety and welfare in conformance to a comprehensive land use:Strategy. [See Clan Crawford, Michigan Zoning and Planning, 3rd Edition; Institute for Continuing Legal Education, University of Michigan, 1988; page 237.] The benefits for rejecting spot commercial zoning requests are as follows: Avoid mixing commercial uses with vacant land. Spot commercial zoning can result in commercial uses being thinly scattered among vacant lots which may not develop because they are less attractive for residential use than they would be if they did not have commercial neighbors, and there is insufficient demand from non-residen tial use. Avoid mixing commercial uses with residential uses. Spot commercial zoning can also result in commercial uses being thinly scattered among residential uses, for which they will not make good neighbors. When commercial uses are clustered together, the amowit of interface between commercial and residential uses is minimized. Maximize the impact of positive developments. Changes in the building environment come slowly. The strip commercial pattern observed by the Pontiac 2000 Plan did not change during the 1980's. It is very possible that it will not change much during the next 10 to 20 years. Yet despite the persistence of urban form over time, change does occur. Old buildings and uses are abandoned and new ones spring up. This process can be better managed for the benefit of the city if the available locations for new development are limited to those which are predesignated in conformance with an overall strategy rather than in response to the potentials of the moment. The result of spot commercial zoning is that such new development as does occur is so scattered that it has no real impact on any one area. Its benefits are swamped by the liabilities of the areas in which it locates. Commercial Policy Cluster 2: REGULATE EXISTING COMMERCIAL USES and GUIDE THEIR EXPANSION to BENEFIT the GENERAL HEALTH,SAFETYandWELFARE Do not permit the intrusion of strip commercial uses into residential areas. The intrusion of strip commercial uses into residential areas adjoining to the rear is generally undesirable, but sometimes necessary in order to accommodate expansion of important employment and tax base assets. Such intrusion usually manifests itself by construction of parking lots on formerly residential lots. In Pontiac, the need to expand strip commercial properties can often be accomplished on adjacent sites fronting on the same thoroughfare as the use being expanded rather than on adjacent sites to the rear which front on a local residential street. Similarly, the city might consider conversion of residential structures located along major thoroughfares such as North Telegraph Road, Baldwin Avenue, North Perry Street and University Drive, to non-residential use or their demolition and redevelopment for non-residential use, but only in an orderly sequence commencing with an existing non-residential use. This means that conversion or redevelopment can be permitted for a residential structure next to an existing non-residential structure or use. However, conversion or redevelopment should not be permitted for a residential structure located between two residential structures. Review and revise as may be necessary the zoning regulations which set commercial on-site parking and loading standards. These standards have been in place for over ten years. The Pontiac 2000 Plan identified a need for more rigorous standards. The Planning Division believes that need still exists based on the experience of the past ten years. Page2.3 �Review and revise as may be necessary the zoning regulations which govern adult entertainment uses. Adult entertainment regulations were enacted several years prior to preparation of this plan. These regulations require adult entertainment uses to be dispersed rather than congregated in close proximity to one another. This dispersal strategy is based on experience which has shown that the concentration of adult entertainment uses can have a blighting influence on nearby uses, both residential and non-residential. This experience has been documented by the City of Detroit. Based on the City of Detroit documentation , the Supreme Court of the United States upheld Detroit's dispersal requirement. The City of Pontiac should evaluate how well its dispersal regulations have worked since enactment and consider whether or not refinements are necessary. It may be desirable and reasonable to enact refinements which explicitly exclude adult uses from certain key areas of the city, for example, in the downtown area and along the most heavily traveled, image-important thoroughfares such as Huron Street, Orchard Lake Road and South Saginaw. However, it would most likely be unconstitutional to explicitly exclude such uses from the city as a whole or even to enact regulations which had that effect without doing so explicitly. Review and revise as may be necessary zoning regulations governing site plan review; site plan review regulations should include discretionary standards which allow the city condition approval of commercial site plans upon a discretionary determination that they incorporate sound site design principles. The principles incorporated in discretionary site plan review standards should address : 1) the internal arrangement of buildings and other site design elements and 2) the relationship of site design elements to surrounding land uses and the public street system. Provision should be made for considering the location of curb cuts and the impact of future street widening on site layouts. Review and revise as may be necessary zoning regulations governing building and parking setbaclls for commercial and other non-residential buildings and the width of landscaped buffer strips. In general, setbacks and landscaped buffer strips should be greater on major thoroughfares which carry heavy traffic volumes, although more intensive screening and landscaping can serve in lieu of greater setbacks. Setbacks on thoroughfares which may be widened in the future should be sufficient to leave a workable site after widening, but they should not be based on an envisioned future right-of-way because to do so might constitute a taking of property without compensation. Develop Specific Plans to govern and coordinate development and redevelopment along major thoroughfares and in other key areas; incorporate such plans in the city's zoning regulations either directly or by reference with prevision for enforcement via the site plan review process. Efficient development and redevelopment of small commercial parcels usually requires that development on adjacent parcels be coordinated. Specific plans provide a mechanism for accomplishing such coordination. They are less detailed than site plans, but more detailed than traditional zoning regulations. While traditional zoning regulations typically establish minimums or maximums for building setback, building height, parking spaces and landscaping, specific plans may establish the exact location of front facades, the exact location of pedestrian circulation ways, the exact location of automobile circulation isles linking adjacent properties and the placement of curb cuts. Specific plans should be worked out at the expense of the city, but in cooperation with property owners and they should be adopted following one or more public hearings. They may be implemented through site plan review provisions of the zoning ordinance, but this practice may be an innovation in Michigan, an innovation which is as yet untested in state appellate courts. In lieu of implementation of specific plans via the site plan review process, they can be implemented by the acquisition of limited property rights, either through voluntary sale or condemnation. Such acquisition might be an eligible block grant expenditure. Page 2.4 �Utilize on-street parking as a buffer between thoroughfares and sidewalks with heavy pedestrian traffic potential, provided that such on-street parking does not seriously impede essential traffic flow. On-street parking was once viewed as undesirable because it impedes the flow of traffic in two ways: 1) it reduces the amount of thoroughfare width available for traffic movement, and 2) it causes friction between through traffic and vehicles turning into and out of onstreet parking spaces. By the time this plan was prepared, a very substantial body of professional opinion held that on-street parking provides a desirable buffer between pedestrians and heavy traffic. This professional opinion is the basis for this policy. Enact more restrictive appearance controls so that future convenience food stores are more attractive neighbors for residential uses. Appearance controls should address the following issues: 1. Restrictive sign controls should be enacted and enforced. Sign controls should limit the size and number of temporary and permanent window signs. Temporary outdoor signs should be prohibited. 2. Garish paint should be prohibited. Figure 2.1 of this plan includes a color chart which suggests the range of colors that could be permitted and prohibited. However, it is not the intention of this plan to finally establish that range. Enactment of a specific approved color range should follow a special public review process including public hearings. 3. Site and building maintenance should be required as a condition for the renewal of business licenses. 4. Architectural design controls should make building bulk more compatible with adjacent homes. 5. Parking should be provided, where possible and where not likely to bring excessive traffic into a residential area. 6. Unattractive features of buildings and sites should not be exposed to view from public ways or from adjacent houses. Code enforcement should be tied to business occupancy certificates and business licenses in order to upgrade strip and other commercial areas. Occupied, but poorly maintained commercial buildings are a significant condition and cause of blight in Pontiac. Buildings which are unsafe should be condemned. Buildings which are a blighting influence because of poor maintenance should be upgraded. Property owners should be pursued with the full force of the law. Upgrading can be forced on existing properties by making them subject to building and property maintenance codes. Inspections can be made: 1. Prior to issuing certificates of occupancy for new owners and tenants, 2. Prior to issuing or renewing occupational and business licenses, and 3. Periodically, for example, annually or semiannually. The cost of inspections should be fully born by the businesses which seek the certificates of occupancy of business licenses. An occupational or business license can be required in order to use a Page 2.5 �retail or office building to "warehouse'' or otherwise store goods. This will enable the city to force better upkeep of buildings which are boarded up. The problem of business appearance is discussed in detail in the section of this plan entitled ''Thoroughfare Urban Design." • • Vacant commercial buildings should be subject to the same upkeep requirements as occupied buildings and structures which are not maintained should be razed. Vacant, poorly maintained commercial buildings, many of which are obsolete, are a significant condition and cause of blight in Pontiac. Buildings which are a blighting influence because of poor maintenance should be upgraded. Property owners should be pursued with the full force of the law. Upgrading can be forced on existing properties by making them subject to building and property maintenance codes. Inspections can be made on a systematic basis with inspectors initially concentrating on areas which will reinforce housing and neighborhood improvement priorities. The cost of inspections could come from fees charged for business licenses, if the city attorney thinks that such a funding approach would be reasonable. If not, the cost of inspections should come from the general fund or from any of various special funds such as appropriate tax increment financing funds. Continue to study amortization of certain non-conformities as a means for improving the commercial environment of Pontiac. In calling for the amortization of non-conforming uses, the Pontiac 2000 Plan recognized that substantial improvement to the viability and appearance of Pontiac commercial districts will require the removal of many blighting commercial uses. Unfortunately, amortization is still not an available option under current Michigan zoning case law. The Michigan Supreme Court has ruled that amortization is not permissible, not because it is unconstitutional, but because cities lack the statutory authority. [See Clan Crawford, Michigan Zoning and Planning, 3rd Edition; Institute for Continuing Legal Education, University of Michigan, 1988; page 12.] If Pontiac decides to substantially upgrade its appearance in a reasonable amount of time, it could mount a serious lobbying effort to convince the State Legislature to add at least a limited amortization authorization to the zoning tool box. Amortization could be most effective if applied to eliminate inappropriate land uses. It could also be very effective even if applied only to eliminate certain undesirable characteristics of uses, such as: 1. Excessive signage; 2. Clutter building materials and garish paint; 3. Unscreened or inadequately screened dumpsters; 4. Unscreened or inadequately screened outdoor storage; 5. Inadequate parking; 6. Unpaved and uncurbed parking areas; 7. Inadequate landscaping. Page 2.6 \ • �Commercial Policy Cluster 3: ENCOURAGE DEVELOPMENT of NEW COMMERCIAL USES arid IMPROVEMENT of EXISTING COMMERCIAL USES THROUGH SPECIAL CAPITAL EXPENDITURES and REHABILITATION and REDEVELOPMENT ASSISTANCE Invest public funds in public streetscape improvements, but only in the downtown and on major traffic routes where the private business environment is sound and in reasonably good physical condition; utilize no maintenance or low maintenance improvements. The improvements referred to include special street and sidewalk paving, street furniture, median and right-of-way landscaping and similar improvements. Over the past decade, the city made a major investment in such public streetscape improvements on South Saginaw. The investment was made in an area with substantial blight, including many vacant and boarded up and marginally utilized buildings. The investment did not result in a revitalization of the business climate or a reversal of blight, and they deteriorated rapidly. This is almost universally the experience of other cities which have attempted to upgrade a derelict area with cosmetic public infrastructure improvements. Cosmetic improvements, no matter how costly, simply will not work unless the receiving area is simultaneously the subject of substantial private investment attention. (If the receiving area is the subject of private investment interest, then public improvements may be necessary to bring it forth , but cosmetic improvements alone will not stimulate the interest when it does not otherwise exist.) Since the city has limited assets for cosmetic improvements, it must invest where its resources will do the most good. Investments in key portions of the downtown are likely to meet this test. Investments on West Huron are also likely to do much good. South Saginaw would have been better served by the razing of one or two derelict buildings than by the kind of expensive streetscape improvements which it received. Make rehabilitation loans and/or grants to business property owners, but only: 1) in the downtown development authority area and downtown in general, 2) in tax increment finance authority areas, 3) on major traffic routes where the private business environment is sound and good looking, and 4) in strategic thoroughfare residential areas where one or two loans or grants will eliminate serious appearance problems or blight. At the time this plan was prepared, it was expected that the city might be able to provide very limited assistance for the rehabilitation of business properties. Community Development Block Grant funds may be available for areas and activities which qualify. Other funding sources might include tax increment finance authority funds, Economic Development Administration funds and Department of Commerce funds. These funds could be utilized to revitalize some existing neighborhood strip commercial areas. If used strategically, they might generate private investment in a three to one private-public ratio. Such a ration will be necessary if the effort is to prove worthwhile. No single funding source or combination of funding sources will provide sufficient resources to do all that needs to be done. Thus, publicly assisted commercial redevelopment achievements cannot possibly make a major improvement in the overall quality of Pontiac's physical environment. Therefore, it is absolutely essential to target such funds where they will do the most good. The central business district, West Huron and Orchard Lake Road offer the best potentials at the time of plan preparation. Other opportunities might materialize over the mid range future. Page2.7 �:,Iost Acceot:ible Colors •68 us Least Acceptable Colors :S1.,'YBERS C'IDICATE PANTO:-."E /R\ COLOR CODE DESIGNATION High Contrast Unacceptable -.-.~~- --r,,, ,_...~~ .· . . , ~"'J,..T-"'!t: Convenience Store Improvement Concept . ,.,.,..,,, ::""\'••: •... - - -:::.::~. · -- · -_:. :t~~·=.. r.v.-~r. .:~/ --·\. / ...... I I t-"",~ail:J--_=:1.-i-.L..:,_--.-===~~~~~:::::...·,_ 1 --==r--. -~~ /- ~ iff1 . ._, b:== ·' ---- Page 2.8 0 9 I �Figure 2.1 SUGGESTED RANGE of PERMITTED and PROHIBITED COLORS for Convenience Stores and Other Commercial Uses Opposite Page Above Figure 2.2 CONVENIENCE STORE IMPROVEMENT CONCEPT an example based on the photograph in Figure 2.1 Opposite Page Below 1) Remove plywood window areas and replaced with break resistant Plexiglass. 2) Remove front signs and replace with one facia mounted sign naming the store and several discrete, coordinated window signs identifying products and announcing specials . 3) Install canvas awning for appearance and to conceal roll-up security shutters for front windows . 4) Replace cyclone fencetype security gate with iron rail and stile-type gate that can open into roofed over front ''vestibule." 5) Remove paint from front facade to reveal original brick or repaint facade the color of the original brick. 6) Repaint side facade the color of the front facade. 7) Re-size side wall sign and place it to coordinate with architecture, i.e. place it ''breathing'' distance behind the brick-concrete block joint and align the top and bottom with the top of awning and the bottom of the front windows. 8) Provide paved, on-site parking spaces behind low screen wall if there is adequate site area. 9) Provide paved parking space in the right-of-way if there is not adequate area for on-site parking. Page 2.9 �Commercial Policy Cluster 4: ENCOURAGE IMPROVEMENT of EXISTING COMMERCIAL USES THROUGH SPECIAL MUNICIPAL SERVICE PROGRAMS Encourage owners of existing convenience stores to voluntarily improve the appearance of their properties in compliance with new zoning regulations. Encouragements should include the following mnnicipally financed activities: 1. At city expense, prepare individual building improvement plans and site improvement plans with cost estimates and present these plans to convenience store owners. An example of a convenience store improvement concept appears in Figure 2.2. Other suggestions appear in Figures 3.8 through 3.11. 2. Invite convenience store owners and managers to periodic special lnncheons and /or dinners hosted by the Mayor. Make these occasions pleasant for the guests while using them as an opportnnity to lobby for upgraded appearance. 3. Have the Mayor give annual , semi-annual or other periodic awards for the best appearing convenience store or stores in the city. 4. Have the Planning Division and/ or the city's Director of Publicity prepare press releases praising award winners and explaining the appearance standards to which the city aims. 5. Have the Planning Division monitor appearance of each convenience store in the city and use this information in making awards and preparing press releases. Cooperate with businesses seeking additional parking by developing municipal parking lots supported by special assessment districts. It is sometimes possible to provide parking for more than one business in a separate parking located within easy walking distance of all the businesses served. Acquisition of land and construction of parking facilities can be financed by a special assessment against the business properties which would benefit. Cooperate with businesses wishing to expand by vacating streets, alleys and municipal easements, where possible. Sometimes, expansion of commercial properties can be accomplished to its full potential by vacating alleys or mnnicipal easements. Sometimes such vacations are necessary to provide continuity between two separate properties which must be assembled in order to facilitate desired expansion. The city should cooperate by vacating rights-of-way and easements that are not absolutely necessary to effective traffic fl~w or other essential public purposes. Cooperate with businesses seeking better security by coordinating municipal policing with private policing. Mnnicipal police services will never be able to provide all the policing desirable in an urban environment. Some businesses will want to secure private police services to supplement municipal services. Public and private police services should be coordinated provided that coordination does not involve inequitable distribution of public police services. Page 2.10 • �Figure 2.3 DESIRABLE SCREENING for OUTDOOR STORAGE AREAS \ \\ 5 OR 6 FOOT MASONRY WALL FRONT YARD 1- w w a: I- "' a: 0 z :E NOTE: WHEN SITE SIZE PERMITS, DUMPSTERS SHOULD BE PLACED in REAR DELIVERY AREAS SCREENED with 5 or 6 FOOT HIGH MASONRY WALLS. IF THE ANGLE of VISION FROM STREETS and NEIGHBORING PROPERTIES to DUMPSTERS IS SMALL, then NO GATE NEED BE REQUIRED. WHEN DUMPSTERS ARE PLACED in SIDE or FRONT YARDS, THEY SHOULD BE SCREENED with A 5 or 6 FOOT MASONRY WALL and a GATE. THE GATE SHOULD FACE AWAY from MAJOR STREETS. MAJOR STREET Page 2.11 �Chapter3 URBAN DESIGN POLICIES for THOROUGHFARES.......;..__ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Following this introduction, the chapter is organized into two main sections entitled "Background Information" and "Urban Design Policies for Thoroughfares." The "Background Information" section explains that all cities have both urban design assets and liabilities. It points out that Pontiac has substantial assets, but also very significant problems. Finally, it cites research work done which shows that, although aesthetics is generally believed to be a matter of individual taste, there are a number of urban design aesthetic preferences that are so widely held and recognized that they must be given great weight in planning. The "Policies" section groups policies into three clusters. Each policy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. The three policy clusters are as follows : Cluster 1: Enact Regulations which can Help Eliminate Pontiac's Major Urban Design Liabilities Cluster 2: Make Municipal Capital Improvements Conform with Regulations Applicable to Private Development Cluster 3: Expend Public Revitalization Funds in Areas with Strong Urban Design Assets BACKGROUND INFORMATION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ No city, no matter how rich or endowed with natural beauty, is perfect from an urban design perspective. All cities have urban design liabilities and assets. Some cities are famous for their assets. Other cities are famous for their liabilities. Florence, Italy and Boston, Massachusetts are known as important examples of the former. Oakland, California, justly or not, is known as an example of the latter. Pontiac is endowed with some particularly remarkable urban design assets. These assets offer the prospect that it could be among the best cities in terms of overall urban design quality. Pontiac's important assets include rolling topography, lakes and large public open spaces. Pontiac also has some very interesting historic architecture, particularly in the downtown area, but also along its thoroughfares. Unfortunately, Pontiac has very serious urban design liabilities. Most of these derive from the inadequate maintenance of private property and lack of respect for public taste. A drive down the city's thoroughfares is, in many instances, a depressing display of one of the worst kept urban environments in southeast Michigan. The most prevalent problems are not unique to Pontiac. They can be seen in other Oakland County communities, across the state and across the nation. However, they appear with much greater frequency in Pontiac than in most other communities. Pontiac's most Page3.1 �serious urban design liabilities were documented by a 1989 survey of th_e following thoroughfares: South Saginaw Street from South Boulevard to Wide Track Drive Perry Street from Wide Track Drive to Walton Boulevard Orchard Lake Boulevard from Telegraph Road to Wide Track Drive Auburn Avenue from Opdyke Road to Wide Track Drive East Oakland Avenue from the western city limits to Wide Track Drive Huron Street from the western city limits to M-59 Telegraph Road from Golf Drive to the Oakland County Government Complex University Drive from Wide Track Drive to the eastern city limits Walton Boulevard from Perry Street to the western city limits The thoroughfare urban design survey identified the appearance problems relating to: Problem parking lots Unsightly signs Fenestration eyesores Cyclone fences Visually cluttered or garish buildings Weeds, trash, dumpsters and outdoor storage The negative findings of the thoroughfare design survey are mapped in Figures 3.1 through 3.6. Some of the positive findings are mapped in Figure 3. 7. Figures 3.8 and 3.10 provide photographic examples of survey findings. Figures 3.9 and 3.11 incorporate sketch suggestions based on the photographic examples in Figures 3.8 and 3.10, respectively. Environmental aesthetics is not just a matter of individual taste; all hinds of people share measurable expectations for an acceptable visual environment. City planners, both professional and lay, have long believed that an unattractive environment is an undesirable environment. This belief was a major force in the City Beautiful movement, which created the American planning profession in the early decades of the twentieth century. During the past 30 years, studies have been done to evaluate the importance of the visual environment to the general public. Two kinds of findings have emerged. First, people desire and respond favorably to a coherent, orderly environment. Second, people also desire and respond positively to visual stimulation and complexity. A visual environ in which either the desire for order or the desire for stimulation is out of balance is an unattractive environment. One study recently reported in the professional literature is particularly significant for Pontiac. This study used 400 interviews of residents and visitors to determine what people liked about the appearance of Knoxville and Chattanooga. The interviews revealed public agreemeJt about what constitutes a visually likable environment. The great majority of respondents liked: greenery; open space; water bodies and water courses; interesting topography; well-maintained buildings and sites; well-designed buildings; orderly areas; historically significant areas; and older neighborhoods with good quality homes. Page 3.2 �In general, the great majority of respondents disliked: traffic congestion ; billboards and chaotic signs; industrial buildings and sites; utility poles and wires; dilapidated buildings; poorly kept sites; and dirty neighborhoods. The ''principle of the second man" provides a positive paradigm for acting on many of the most often expressed urban appearance likes and dislikes. This principle is illustrated and explained in Figure 3.12 and its caption. URBAN DESIGN POLICIES for THOROUGHFARES _ _ _ _ _ _ _ _ _ _ _ _ __ Urban Design Policies for Thoroughfares, Cluster 1: ENACT REGULATIONS which CAN HELP ELIMINATE PONTIAC'S MAJOR URBAN DESIGN LIABILITIES Enact building occupancy or occupational licensing regulations which require that parking lot surfaces be well maintained. Of the 200 parking lots identified by the thoroughfare urban design survey as having visual liabilities nearly one-half had poorly maintained surfaces. Some lots have substantial potholes while others have only cracked or pitted surfaces. Unpaved parking lots and parking lots with grass and weeds growing through the surface as a result of either deterioration or thinness were noted. Enact zoning or other regulations which require that parking lots have continuous concrete curbs. Of the 200 parking lots identified by the thoroughfare urban design survey as having visual liabilities, about one-fourth lacked continuous curbing and as a result looked unkempt or otherwise poorly maintained. Some lots without continuous curbing had crisply maintained pavement and/or peripheral landscaping so that they present a neat appearance. Such lots are not included in the tabulation of urban design liabilities. There are some very acceptable parking areas which utilize perimeter bumper stops rather than curbs. However, curbs at the perimeter are a more effective way to make a parking lot look neat and finished. Perimeter bumpers may not be maintained properly. Enact zoning regulations which require parking lots to be screened or landscaped so that they present an attractive appearance from public thoroughfares. Of the 200 parking lots identified by the thoroughfare urban design survey as having visual liabilities, about one-third were deficient in landscaping. Parking lots with inadequate landscaping include those without any landscaping whatsoever, those with such a minimal amount of landscaping it is almost nonexistent, and those large parking lots which may have a reasonable amount of perimeter landscaping but little or no interior landscaping. A low masonry screen wall may serve effectively in lieu oflandscaping where sites are small. Initiate a program to install and maintain trees between the curb and sidewalk along all thoroughfares as well as local streets. The decision to invest in property improvements is Page3.3 �effected by the perception of Pontiac as a desirable place to live and work. The aesthetic condition of the city's streetscapes significantly impacts this perception. Consequen.tly, public landscape improvements to enhance the streetscape positively impacts the decision to invest in property improvements by the private sector. Individual citizens and groups should be encouraged to involve themselves in the subsequent maintenance of the landscape improvements in the public right-ofway. Review recently enacted sign control regulations in order to improve the appearance of the city and the economic utility of signs; revise regulations as may be necessary. Signs which advertise products and services are certainly necessary. However, the type, number, and condition of signs combined to create a signage landscape that can be either aesthetically pleasing or blatantly unattractive. The thoroughfare urban design survey identified 241 sites where existing signs create a negative visual impact as a result of their type, number or condition. Specific problems include the following: Undesirable sign types: Billboards Garish signs Off-premise advertising signs Oversized signs Unnecessary pole signs Portable signs Projecting signs not coordinated with architecture Roof signs not coordinated with architecture Signs advertising defunct businesses Garish streamers or banners Make-shift signs Excessive number of signs: Sites containing a multitude of signs which give the immediate impression of being "too many" Poor sign condition: Signs with no faces or no copy Faded or peeling wall signs Signs in poor physical (structural) condh.ion "Homemade" signs which are cheaply constructed, poorly painted, and amateurish in nature Recognizing the unattractive signage landscape that had been created in Pontiac, the city Planning Division undertook to revise sign regulations during the same time period that this comprehensive plan was in preparation. Following enactment of these new sign regulations, they should be vigorously enforced. They should also be monitored for effectiveness and refined, if necessary, after they have been in effect long enough to gage their utility. Consideration should be given to amending the new regulations, if necessary, by prohibiting or restricting the undesirable sign types, excessive signage and poor sign conditions. Enact building code or other appropriate regulations which establish minimum aesthetic and workmanship criteria for boarding-up buildings and filling in building fenestration. Page 3.4 �Throughout Pontiac, once attractive or at least inoffensive buildings have been made ugly by unsightly modifications to the original fenestration pattern. The thoroughfare urban design survey observed 44 sites with window problems. These fall into two categories: Boarded-up windows: Boarded-up windows have been closed off completely, usually because the building in which they are located is not being used at all or because it is being used for a purpose for which security is more important than light. Windows which are boarded up are very often the most disturbing visual impression obtained by the passing motorist. There is probably nothing that makes an area appear to be depressed and run down more than a series of such windows. Unsightly fenestration in-fills: These modifications often amount to little more than the boarding up of windows, but they leave some portion of the original window area glazed. Modifications are made without any consideration for the aesthetic effect. Out of the 44 deficient sites noted, about 40 percent contained boarded-up windows. Over half contained windows that had been filled in an inept and unsatisfactory fashion. Enact zoning or other regulations which prohibit cyclone fences from front yards and along public thoroughfares and/or which establish aesthetic and maintenance standards for cyclone fences which are pennitted. Cyclone fences, in reasonable numbers in certain areas for specific purposes, are acceptable. Cyclone fences become a problem when there are so many that the city looks like a war zone. Barbed wire at the top intensifies the "war zone" effect. If the fences are in poor condition, the visual impact is worse. Inadequate original construction such as the absence of a top rail almost always means a fence in poor condition. Metal slats designed to "screen" unsightly views are themselves unsightly. Cyclone fences with dark finishes look better than those with the standard finish. The green fence around the Pontiac Municipal Golf Course on Golf Drive is an example. The black fence around the parking lot of the Michigan Family Services facility on Orchard Lake Road is another. The thoroughfare urban design survey observed approximately 60 cyclone fences which surrounded either parking lots, entire sites, or portions of sites. The visual effect of all these fences is certainly a negative one. The one bright note is that of all the cyclone fences noted, less than 15 percent are in a tattered, broken, falling-down condition. Enact zoning or other architectural design control regulations which prohibit visually cluttered and garish buildings and which explicitly define the design elements which constitute same. Visually cluttered buildings contain an excessive variety of different construction materials. As an extreme example, there are buildings on which can be found all of the following: brick and stone; horizontal wood siding in one color and vertical wood siding in another color; metal siding; concrete block; and glass doors and windows. This is too much for one building; the result is visual chaos. Garish buildings use glaring, bright and/or contrasting colors that assault the eye and make quiet enjoyment of surrounding property difficult. Buildings which lack continuity of architectural style have a negative visual impact, though this is a less dramatic problem than visual clutter and garishness. Review the recently enacted zoning regulations which set screening requirements applicable to commercial and other non-residential general outdoor storage areas; revise as may be necessary. Outdoor storage areas, which are a necessary component of certain commercial and industrial enterprises, should be screened from view from the street. The thoroughfare urban design survey identified about 35 sites that have outdoor storage areas which are unsightly and not screened. Most have chain-link or cyclone fences for security, but these fences usually are negative visual elements. Many sites are auto sales or service establishments which are Page 3.5 �crowded with vehicles: both vehicles which are for sale and vehicles which are waiting to be repaired. Maintain and enforce zoning regulations which set screening requirements applicable to commercial and other non-residential outdoor trash storage areas; revise as may be necessary. Dumpsters are necessary but they are not very attractive They should be screened from view. The thoroughfare urban design survey identified about 35 sites that have unsightly dumpsters in a relatively prominent location visible from a public thoroughfare. Pontiac has enacted zoning regulations which require dumpsters to be screened with a solid masonry wall with a gate. These regulations should be maintained and enforced. Enact building occupancy or occupational licensing regulations which require that pervious surface areas, both required and unrequired, be kept with healthy vegetative cover and be free of trash and debris. The thoroughfare urban design survey identified nearly 20 sites with poorly maintained landscaped areas and/or trash and debris. These sites include sites with grassed or otherwise landscaped areas that are not maintained and are taken over by weeds. These sites also include sites with an accumulation of trash, both from on-site and off-site sources. Some of the sites identified are vacant lots which thoughtless people have used as dumps. Both the poorly maintained vegetative areas and the trash produce an unattractive environment. Review and revise as may be necessary recently enacted zoning regulations which set general screening requirements applicable to commercial and other non-residential uses which are adjacent to residential uses. General screening requirements for commercial and other non-residential uses adjacent to residential uses were enacted several years prior to preparation of this plan. Such regulations should be vigorously enforced. They are desirable to protect residential uses from unattractive views of commercial and other non-residential uses. Figures 1.1, 1.2 and 1.3 illustrates desirable screening possibilities. These figures appear in the Residential Area Land Use Policies section of this plan. Urban Design Policies for Thoroughfares, Cluster 2: MAKE MUNICIPAL CAPITAL IMPROVEMENTS CONFORM with REGULATIONS APPLICABLE to PRIVATE DEVELOPMENT Municipal parking lots and parking structures should be developed to the same high urban design standards applicable to private par~ing lots. The City of Pontiac should set a good example when developing municipal parking lots and parking structures. It is important that city parking lots and parking structures be designed, constructed and maintained to the same high standards which are established for private facilities by Cluster 1 of the Urban Design Polices for Thoroughfares. It would be preferable if the City of Pontiac municipal facilities exceeded the standards established for private facilities. There will always be budgetary excused for not following this policy. Such excuses should be shunned except in the most extreme circumstances. Other municipal facilities should also conform to the same high urban design standards applicable to private facilities. The City of Pontiac should set a good example in the design, construction and maintenance of municipal facilities other than parking lots. Such facilities include buildings, grounds, outdoor storage areas, signs and the like. Page 3.6 �Urban Design Policies for Thoroughfares, Cluster 3: EXPEND PUBLIC REVITALIZATION FUNDS in AREAS with STRONG URBAN DESIGN ASSETS Expend public funds to upgrade the commercial environment in areas which already have substantial visual assets. The thoroughfare urban design survey identified 74 significant visual assets which help improve the urban design quality of Pontiac. Walton. Perry and University had the most with 16, 15 and 11 respectively. Telegraph had seven, a relatively large number for a short stretch of thoroughfare. South Saginaw, Oakland Avenue and West Huron had relatively few. Visual assets appear as many different land uses. Over 20 percent of the sites identified as visual assets are in multiple-family residential use. Walton Boulevard has the most, but they are also represented on Perry, University, Auburn and Telegraph. Over 20 percent of the visual asset sites are parks, cemeteries or other open space. This fact emphasizes how important Pontiac's rather substantial park facilities are to the appearance of the city. About 12 percent of the visual assets are institutional uses such as schools and churches; many of these have large sites with well-maintained landscaping making them a special type of open space. Almost 15 percent of the visual assets are commercial uses. A few are shopping centers. Another 15 percent are office uses. The commercial and office uses are not examples of "award-winning" architecture and site design. Their visual value is magnified by their context, which is generally so bereft of visual value. Most are merely neat, inoffensive buildings that do not contribute to the clutter which is otherwise so prevalent. Some might be considered visual liabilities in other cities. For example, the east facade of the Truck and Bus plant on Saginaw is an asset in context. However, it falls short of what would be an acceptable suburban commwiity standard. A few of the commercial assets are shopping centers. Some are fast food businesses which are noteworthy for their meticulous landscaping and upkeep, not for their architecture. The fast food industry's contribution to Pontiac's visual environment is evidence of its economic viability in the city. There are a few industrial and distribution service assets. The outstanding Huburt Distributors site is additional evidence of what profits can do for the visual environment. The most modest and perhaps the most interesting of the industrial assets is Scott & Sons' Speedometer Service on Walton; this asset is achieved with attention to maintenance and daily housekeeping. It is a marked contrast to the vast majority of wispeakably ugly automobile repair uses in the city. Page 3.7 �Figure 3.1 PROBLEM PARKING AREAS Walton Blvd. • • -------..,;::. - .. • ~.. •!~--~.~~•~-----·•...a:______ ,:i • • • •• •• V, Ol C ii -0 Columbia Ave. <D '. • 0 1 MILE ~ Page 3.8 iii--- ... �Figure 3.2 UNSIGHTLY SIGNS ,,11 • •• • ----~------. .••• . • ~ • e,,___,.w ...,a..11.,o~n.s..1.v.d..._ _ '"••·· ... .,,,: ~-- A ,U ._. ,._..,,. ,. tia fa . . . - C.f ._ ... . ,:j , _,•_.'!...~.•·.,.,.- ----•a:-. :_____ .••· Columbia Ave . ~ • • ~ , I,? -~e -- ,~~ , j, .,. · ··•'-' __ .'.l :i Featherstone Ave. • Elizabeth Lake Rd . 0 M-59 1 MILE .. l J ll Page3.9 �Figure 3.3 BOARDED OR UNSATISFACTORY WINDOW AREAS . .... ---: ~· . . .... 1"'!11 0._--0 - .., -.1 ZJ ft • a.i ~1 • • _______ c .. § : 32 .:i > <i: . ID 'l >- ~ vi ~ <II ' , __._ , .1 ~.- ·-· _ _. Walton Blvd . > -' Columbia Ave. <i:;...._..;.,...;....;;.....;.;..;... _!Sennett .'\;If Q) :Q : (!) . : c · 0 -, "'Ol , c . i5 . .., . _____...,. e:,'-· Montcalm St. ~~ ..,~e. ~ .;/'. Featherstone Ave. ~ ,.--. 1--.. ~ .' , I ! Page 3.10 ~ ....,_, _ . "' ct �Figure 3.4 UNATTRACTIVE CYCLONE FENCES 1 1il lloil.- M 11,.◄ ...... YI 4.a ,.;;.,. Walton Blvd. J 3 J ... ~ ,_. _ , ,. Mil ..... . / ~ 0------..0 i .- •• • Columbia Ave. ': l Kennett ' / ' Featherstone Ave.; M-59 Huron St. Auburn Ave . • 0 1 MILE \ 1 ·;. :I "\ } u. _.:i . '"l • - . J .. J :l ~ .J I : ll 0. --~0 Page3.11 �Figure 3.5 VISUALLY CLUTTERED OR GARISH BUILDINGS Walton Blvd. ffl'l9t , ..!!!!liilli§il ' 1-- ,:j • a: ,,, J Ol ' c : <Ii · > • <C ; : 3 i5 "C ' ('.i ; Columbia Ave . Q) > <( i l- ---.' C >--,-::,o _______ _ _ -;;; 0 ✓- · . ... -~ -- MontcalmSt. • --,_ \ _.,, / __;;~ 0 Page 3.12 1 MILE Featherstone Ave. : · mm �Figure 3.6 WEEDS, DUMPSTERS, OUTDOOR STORAGE I - -- - -~ . . . - . . Clli'iU liiN W ~ .J Walton Blvd. • • ., a~_--a W ~-' . • J -=-" .. j • • ~ 000$ 1'a • ·~-_a M ~• ,...._ ,,_ -M . . . - ~ --- - - - M • •• l ' <1> 1 ,.., Kennett ,H Columbia Ave. l1 .,, , , , ✓.c. a. ca ~ / /1 ~ M-59 J 3 I Auburn Ave. I ,::._,,.., 0 1 MILE --~:::t • - •::i j • ui .!: 32 C e u. .---;j .., 1 -:. J ' . ._ . ·--.a I I ~J ~ fl" II ~ J l II •a Page 3.13 �Figure 3.7 VISUAL ASSETS , a .- a a o,.,u 1a -.;, a ~....- • -----®-6-~-@ @ e'--_- - e ~ .tt~ ;W .g ~ Walton Blvd. ... ~ ~ ~ a.i . . . i;,, .. .- ..,_,,.. -.. ,...;; _ • ......,. Ill llill ......a ~ (,]@ 01 0 Columbia Ave. Montcalm St. 'l ~ South Blvd. 0 1 MILE 1 .., .:.J ---• . Park and Open Space Areas 0 CD Page 3.14 Major Visual &sets (see key on page 3 .15) Other Visual &sets (see key on page 3 .15) .l ....... ... - '!!11 �_ _ _ _ _ _ _ _ _ _ _ VISUAL ASSET MAP KEY _ _ _ _ _ _ _ _ _ _ _ __ SOUTH SAGINAW: 1) Heat Treating Services Corporate Offices, 2) Detroit Ball Bearing Corporate Office Building, 3) Truck and Bus Group Plant, east facade with landscaping. PERRY STREET: 1) Walton Square Shopping Center, 2) Wetland, 3) Turtle Creek Multifamily, 4) Old Oak Square Multifamily, 5) Oakland Catholic High School, 6) Perry Place Apartments, 7) Oakland Technical Center, 8) James Madison Junior High School, 9) Kinney Shoes/ Foot Locker, 10) Pinewood Apartments, 11) Perry Mowit Park Cemetery, 12) North Perry Baptist Church, 13) David Ewalt Community Center, 14) Galloway Park, 15) Open Space. ORCHARD LAKE ROAD: 1) Open Space, 2) Orchard Woods Apartments, 3) Goldner-Walsh Nursery, 4) Hatchett, DeWalt and Hall Offices, 5) Pontiac Nursing Center, 6) Mount Hope Cemetery. AUBURN AVENUE: 1) North Oakland County Community Credit Union, 2) Social Security Offices, 3) Renaissance Court Apartments, 4) Auburn Hills Townhouse Apartments, 5) Auburn Professional Center, 6) Huburt Distributors, Incorporated. OAKLAND AVENUE: 1) Wetland, 2) United Parcel Service, 3) Wimsatt Building Materials, 4) Oakland Engineering. EAST HURON: 1) Oak Hill Cemetery, 2) Open Space along Clinton River, 3) Silverdorne. WEST HURON: 1) Pontiac Central High School, 2) Pontiac General Hospital, 3) Urban League Offices (historic home), 4) YWCA (historic home). TELEGRAPH ROAD: 1) Oakland County Government Center, 2) Pontiac State Hospital (open space), 3) Oakland Pointe Shopping Center, 4) Acorn Kitchen and Bath, 5) Rainbow Plaza, 6) Pizza Hut, 7) Bloomfield-on-the-River Apartments. UNNERSITY DRNE: 1) Havenwyck Hospital, 2) University Place Apartments, 3) Newman Court Apartments, 4) Medical/ Dental Offices, 5) Wetlands, 6) Wooded Area, 7) Oak Hill Cemetery, 8) Oak Hill Cemetery, 9) Mobile Gasoline, 10) Palmer Village Cooperative Apartments, 11) Church of Christ. WALTON BOULEVARD: 1) Open Space, 2) Silver Lake Center, 3) Burger King, 4) Jaycee Park, 5) UAW Local 653 Headquarters, 6) Walton Place Apartments, 7) Auburn Heights Apartments, 8) Oakwood Park Hornes, 9) Colonial Square Apartments, 10) Knob Hill Apartments, 11) Grandville Townhouses, 12) Industrial Building with offices, 13) Michigan Bell Industrial Building, 14) Scott & Sons Speedometer Service, 15) Hillcrest Church of the Nazarine. Page 3.15 �Figure 3.8 PHOTOGRAPHIC EXAMPLES of SURVEY FINDINGS Opposite Page Figure 3.9 URBAN DESIGN SUGGESTIONS BASED on FIGURE 3.8 Below 1) Eliminate pole siRll to reduce visual clutter. 2) Enlaf!!e fascia lo accommodate signs; eliminate high contrast battens to reduce visual clutter. 3) Remove plywood fenestration in fill; replace with glass or reflective spandrel material; utilize low• contrast mullions; incorporate sign freeze of mullion material. 4) Paint side of building to match front. 5) Remove guard rail in front ynrd locations; replace with bollards or low masonry WRll. 6) Replace pole sign with ground sign to reduce Visual clutter. 7) Deepen fascia to allow room for a s1R11 to lit cumfortnbly; pamt fascia and other mntenal an acceptable color. paint other parts of building an acceptable color that does not s harply conlTast with trim (see Figure 2.1). 8) Incorporate canopy supports and gas pumps into one unified structure (see typical I 991 British Petroleum station design for example). 9) Remove plywood fenestration in fill; replace with glass or rellective spnndrel material with low-contrast mullions: incorporate sign frieze of mullion material. 10) Paint entire facade Rn acceptable color (see Figure 2.1 ). 11) Eliminate pole sign. 12) Enlarge sign freeze to accommodate sign. 13) Eliminate parking in narrow front yards and in rightsof-way. 14) Eliminate false "mansard" front . 15) Reduce fascia signage and replace with store name in individual letten, placed lo coordinated with fascia design. 16) Eliminate window signs and greatly reduce wnll signs. 17) Eliminate pRrking in narrow front yards and in rights-of~wRy. 18) Eliminate front yard parking; replace with landscaping. 19) Place parking in side yard behind low masonry screen wall, or in screened rear yard (see Figure 1.2). 20) Install low masonry screen wall to shield parking and vehicular display areas. 21) Eliminate pole signs and install wallmounted type signs on low masonry screen wall. 22) Eliminate erratic light poles and slTeamers; replace with globe lights at uniform height. 23) Plant trees. 24) Rip up deteriorated pavement and re-pave. 25) Relocate newspaper boxes to side of building to reduce visual clutter, eliminate window signs. 26) Eliminate portable sign. 27) Eliminate pole sign. 28) Enlarge fascia to give sense of architectural solidity. Page 3.16 ��Figure 3.10 PHOTOGRAPHIC EXAMPLES of SURVEY FINDINGS Opposite Page Figure 3.11 URBAN DESIGN SUGGESTIONS BASED on FIGURE 3.10 Below 1) Construct masonry screen wall to conceal vehicles: use iron rail and stile type design rather than cyclone. 2) Plant trees. 3) Paint overhead doors to match building to reduce visual clutter. 4) Remove makeahill; entrance to reestablish the architectural integrity of the original structure. 5) Repave front court are.a. 6) Eliminate "gingerbread" to minimize visual clutter. 7) Construct masonry screen wall. 8) Plant trees. 9) Remove plywood siding and replace with fenestration which carries through the three-part division of the facade established by the upper story windows; use siding and framinl{ to match the onginal s tructure: paint to match original structure. 10) Construct low masonry wall for sign. 11) Reduce number of signs and sign information. 12) Construct high masonry screen wall to shield vehicles; prohibit storage in front yard or right-of-way. 13) Plant trees. 14) Design additions to match original architecture. if original architecture is to remain. 15) Eliminate pole sign. 16) Eliminate pole sign. 17) Construct low masonry screen wall. 18) Eliminate gable to reduce visual clutter. replace with sign frieze. 19) Screen dumpster; include well constructed gate. 20) Eliminate excess wall signs, ice machines and other equipment. 21) Pince telephone and news stands at side of building or behind low screen wall. not free-standing in front of building. 22) Finish front of building primarily in one material. preferably a brick W match the adjacent church. 23) Simplify architectural overhang. 24) Reduce number of signs. 25) Eliminate window signs. 26) Paint side of building to match fronL 27) Construct low masonry screen wall to shield parking. 28) Construct penthouse to screen mechanical equipment. 29) Install electrical conduit inside, not on face of building. Page 3.18 +---------- ·--··· - - · -- - - ~--------- --------·- -----. ��Figure 3.12 THE PRINCIPLE of THE SECOND MAN The "principle of the second man" was first articulated by Edmund Bacon. Mr. Bacon, who participated in the preparation of this plan, restates the principle here along with the historic engraving he used to illustrate the principle in his book Design of Cities: Continuity in the urban environment is essential to good urban design. Freedom of architectural expression is, when not in the hands of a great artist, destructive of continuity. It is the second man to participate in any urban design effort who is most responsible for continuity. He has the power to follow through with already established design ideas or to work counter to them. This principle is relevant to Pontiac and to any other city. No where is it more clearly demonstrated than in the Piazza della Santissima Annunziata in Florence. Here, the great Brunelleschi designed the arcade of the Foundling Hospital shown at the right in the engraving above. This elegant arcade established the architectural spirit of the piazza. Over a period of 89 years, other architects added other facades to the piazza. These "second men" decided to submerge their own desigk egos in favor of repeating the theme established by Brunelleschi. The work of Antonio da Sangallo the Elder opposite Brunelleschi's Foundling Arcade is particularly noteworthy. Although a talented architect in his own right, Sangallo designed his arcade to be virtually the same as Brunelleschi's. Page 3.20 �Chapter4 INDUSTRIAL LAND USE POLICIES _ _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Following this introduction, the chapter is organized into two main sections entitled "Industrial Land Use Policy Clusters" and "Background Information." There are three policy clusters. Each policy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. The three policy clusters are as follows: Cluster 1: Facilitate Retention of Existing Industrial Facilities and Development of New Industrial Facilities Cluster 2: Protect Residential, Retail and Office Areas from the Negative Impacts of Industrial Facilities Cluster 3: Protect Residential Areas from the Encroachment of Industrial Facilities The "Background Information" section points out that Pontiac has no significant industrial development potential because it has no significant parcels of land which are ready for the construction of new industrial buildings. It identifies some types of development which the city could expect to complete if there were adequate parcels available. Chapter 14 of this plan contains additional industrial land use policies. The policies in Chapter 14 relate particularly to the Future Land Use Map. INDUSTRIAL LAND USE POLICY CLUSTERS _ _ _ _ _ _ _ _ _ _ _ _ _ __ Industrial Land Use Policy Cluster I: FACILITATE RETENTION of EXISTING INDUSTRIAL FACILITIES and DEVELOPMENT of NEW INDUSTRIAL FACILITIES Retain industrial land use designations for major areas now in industrial use. It is probable that Pontiac will never enjoy the level of industrial employment that it once did. Notwithstanding, this plan provides for retention of existing industrial areas in industrial use. The plan does so for two reasons: 1. Industrial density trends clearly indicate that the industrial facilities of the future will need more land per employee than industrial facilities of the present or past. 2. Redevelopment trends nation-wide indicate that large industrial buildings and sites, including those which are unutilized or marginally utilized, are more likely to be redeveloped for a relatively high value use, such as manufacturing, than for a relatively low value use such as housing. Some relatively small industrial buildings can be retrofitted for housing, office and/or commercial facilities. Pontiac's relatively large industrial buildings do not appear to be well suited for such retrofitting. Page 4.1 �Although the above trends support the reasonableness of retaining industrial land use designations, they do not guarantee the success of that policy. Sometime near the encl of the 1990's the city will have to evaluate its success in attracting new industrial development to replace existing obsolete facilities. It may at that time consider alternate policies for obsolete and vacant industrial facilities. Encourage the reuse or redevelopment of presently underutilization General Motors facilities and land . .Reuse or redevelopment is necessary to correct a major land use vacuum. Obsolete General Motors' facilities occupy a very high percentage of Pontiac's total land area. Idle and probably obsolete facilities include the Pontiac Central Plant on South Boulevard (trucks), the foundry on Montcalm and the Fiero plant on Baldwin north of Kennett. The Woodward Avenue plant operates at reduced output. Only the new S-10 plant on Opdyke Road and the parts facility at Columbia and Joslyn have a utilization expectancy in the foreseeable future. In total, General Motors has in Pontiac about 20,000,000 square feet of plant space, about half of which is idle. Nationwide, General Motors is estimated to have about 55,000,000 square feet of idle plant space, making the idle Pontiac space about 20 percent of its nation-wide total of idle space. Idle and obsolete General Motors' facilities represent a substantial opportunity cost to the City of Pontiac. Reuse and redevelopment concepts for General Motors sites on South Boulevard are shown in Figures 4.2 through 4.5. Retain long-standing plans to allow redevelopment of residential areas surrounded by the G.M. north campus. Past plans of the city have envisioned expansion of the General Motors north campus into strategically located adjacent residential areas. Such expansion could accommodate General Motors or it could accommodate other industrial firms. First priority should be given to meeting the needs of the major industrial user in the area, whether that be General Motors or others. The strategically located residential enclaves are: 1. northeast of the Montcalm-Baldwin intersection, 2. south of Columbia and west of Joslyn, and 3. between the GMC Parts facility and Walton Boulevard. The area northeast of the Montcalm-Baldwin intersection has experienced some residential deterioration. The other two areas have experienced less deterioration. Redevelopment of all three areas is not now necessary based on housing conditions alone. Such redevelopment should occur only when it is absolutely necessary to facilitate the use of existing industrial sites and/or facilities by providing room for expansion and or necessary support facilities. Within each area, redevelopment should occur only by razing the entire ar~a for new industrial uses. Within each area, industrial uses should not be permitted on individual lots nor on groups of lots if the balance of the area is to remain residential. Until such time as redevelopment of an entire area is necessary to facilitate use of the large existing industrial neighbor, the residential integrity of each area should be preserved. Residential zoning and housing code enforcement policies should be applied with the same vigor as appropriate to any residential area. Industrial development trends over the past decade suggest that the "rust belt," including Michigan, has good potential for attracting major industrial facilities. Even if domestic heavy industries, such as automobile manufacturing, are downsized, there will still be development of new state-of-the-art facilities to replace existing obsolete facilities, albeit not at a one-for-one ratio. Furthermore, there are now few greenfield sites, such as the Orion General Motors site, available in appropriate locations. Therefore, the General Motors north campus could become a desirable location for a major new industrial facility. Figures 4.7 and 4.8 compare the size of the north campus to the site boundaries and industrial plant for two recently constructed General Motors facilities. Page4.2 �Retain the long-standing plans to allow redevelopment of residential areas north of South Boulevard between Martin Luther King, Jr. Boulevard and the Grand Trunk Western belt line. The area is already predominated by industrial and similar development, including the Fleet Carrier yard, General Motors employee parking, General Motors storage yards, and the U.S. Army storage facility. Houses are scattered along Bedford Street, Tex Avenue and Meadow Avenue. Some of these houses are in substandard or near substandard condition. Redevelopment through city land assembly would provide a well-located tract of about 175 acres. A redevelopment concept for the north side of South Boulevard east of Martin Luther King, Jr. Boulevard is shown in Figure 4.6. Rezone existing residential areas which are plan designated for future industrial use only when there is a specific redevelopment plan which eliminates residential uses or protects remaining residential uses from the negative impacts of industrial development. Where this plan calls for existing residential areas to be changed to industrial use it does so subject to the qualification that the change not occur by eating away at the existing residential fabric with one, then another, then still another small industrial use. Such piecemeal redevelopment would not be desirable. Until such time as major and comprehensive redevelopment is ripe, the existing residential areas that are to be redeveloped are to be accorded the full protection of their residential environment accorded to any other residential area. Accommodate quality incubator industries and other quality small industrial enterprises at various locations throughout the city. Many industrial operations start in small, inexpensive buildings. Many profitable industrial operations remain in such facilities. It is therefore important to maintain such an inventory. The major industrial firms developing in Oakland County are likely to generate the need for such incubator and other small scale sites given the Boston and Silcon Valley experience. Some incubator and other small scale operations should be in areas regulated to ensure good quality development. Appropriate locations for such facilities include: 1. 2. 3. 4. 5. the Cass Avenue mini-industrial corridor; the Howard Street area, including former General Motors facilities; the Brush Street area south and west of downtown; the Sheffield strip along the Grand Trunk Western belt line; and the Featherstone corridor. Accommodate incubator industries and other marginal industries with reasonable regulations at locations where their potential to cause blight will do the least harm possible. Some industrial operations seek the lowest cost sites available, even if such sites are in unattractive areas. Such operations can be accommodated with reasonable regulations in certain areas of the city without causing serious blight. The Howard Street industrial area is one possible location for such uses. Industrial Land Use Policy Cluster 2: PROTECT RESIDENTIAL, RETAIL and OFFICE AREAS from the NEGATIVE IMPACTS of INDUSTRIAL FACILITIES Review and revise as may be necessary the zoning regulations which set industrial on-site parking and loading standards. These standards have been in place for over ten years. The Pontiac 2000 Plan identified a need for more rigorous standards. The Planning Division believes that need still exists based on the experience of the past ten years. Page4.3 �Review and revise as may be necessary zoning regulations governing site plan review; site plan review regulations should include discretionary standards-which allow the city condition approval of industrial site plans upon a discretionary determination that they incorporate sound site design principles. The princip1es incorporated in discretionary site p1an review standards should address: 1 ) the internal arrangement of buildings and other site design elements , and 2) the relationship of site design elements to surrounding land uses and the public street system. Provision should be made for considering the location of curb cuts and the impact of future street widening on site layouts. Review and revise as may be necessary zoning regulations governing building and parking setbacks for industrial buildings and the width of landscaped buffer strips. In general, setbacks and landscaped buffer strips should be greater on major thoroughfares which carry heavy traffic volumes, although more intensive screening and landscaping can serve in lieu of greater setbacks. Setbacks on thoroughfares which may be widened in the future should be sufficient to leave a workable site after widening, but they should not be based on an envisioned future right-ofway because to do so might constitute a taking of property without compensation. Industrial Land Use Policy Cluster 3: PROTECT RESIDENTIAL AREAS from the ENCROACHMENT of INDUSTRIAL FACILITIES Do not permit the intrusion of industrial uses into residential areas. The intrusion of industrial uses into residential areas adjoining to the rear is generally undesirable, but sometimes necessary in order to accommodate expansion of important employment and tax base assets. Such intrusion usually manifests itself by construction of parking lots on formerly residential lots. In Pontiac, the need to expand industrial properties can often be accomplished on adjacent sites fronting on the same thoroughfare as the use being expanded rather than on adjacent sites to the rear which front on a local residential street. The Future Land Use map and map policies establish a Transitional Industrial land use category to allow limited expansion of certain industrial areas while at the same time protecting adjacent residential areas. Figures 4.9 and 4.10 illustrate how the Transitional Industrial category can be used. Do not permit industrial uses in shallow strips along the city's major thoroughfares, particularly adjacent to residential uses. Many industrial uses have operational characteristics which are not compatible with the appearance standards to which major thoroughfares should be held. Problem characteristics often associated with ind~strial uses include unscreened outdoor storage, unscreened heavy vehicle parking, low quality building design and construction, poor building maintenance and poor site maintenance. These characteristics are often manifested when industrial uses are located on shallow strips along thoroughfares. They occur less frequently in industrial parks and in large site industrial developments. Do not permit industrial uses in the downtown area. Industrial uses have operational characteristics which are not compatible with the appearance standards to which the downtown must be held if it is to be a successful economic and residential hub. Problem characteristics often associated with industrial uses include unscreened outdoor storage, unscreened heavy vehicle parking, low quality building design and construction, poor building maintenance and poor site maintenance. Page 4.4 �Do not permit industrial development on the Clinton Valley site of the Pontiac State Hospital; there are other potential uses of that site which would be of greater benefit to the city. The PHH Fantus Company concluded that the Clinton Valley site is not well located for industrial uses, primarily because it is relatively far removed from the interstate freeway system. Despite this fact, it would no doubt be possible to find an industrial user if the land is offered at a low enough price. Pressure to do so may be strong in the short run because of the limited industrial land available in the city. This pressure should be avoided, however. The city should seek to establish the Clinton Valley site as a major residential development, or as a mixed-use development with a major residential component mixed with some retail and office uses. Such uses will do the city more good than an industrial use at the Clinton Valley site. BACKGROUND I N F O R M A T I O N - - - - - - - - - - - - - - - - - - - - - Pontiac has no significant industrial development potential immediately at hand because it has no significant sites to accommodate such potential. At the time this plan was prepared, the Silverdome Industrial Park had only seven acres of vacant land, most of which (four acres) is best suited for expansion of existing plants. The configuration of Highwood Industrial Park limits its vacant land to smaller plants. A few small vacant tracts with industrial use potential are scattered throughout the city's older industrial areas. The combination of scarce land and a negative image have resulted in Pontiac getting a very small share of Oakland County growth. The unemployment rate in the city continues to be about twice that of the County. During the 1984-1988 period, the city experienced only a 6,700 increase in jobs out of the County-wide increase of almost 120,000. The competitiveness of the work force is a factor. The 1989 Fantus study prepared for this plan suggests that in addition to the land inventory constraints, the city continues to suffer an image problem when competing with other suburban Detroit municipalities. This image problem includes high crime rates, poor schools, high property taxes and the perceived lack of a cohesive, targeted economic development effort. According to the PHH Fantus study, Pontiac's best potential niche in the industrial and related market is distribution facilities and the best location is on the east side of the city. In arriving at this conclusion, PHH Fantus evaluated the following six major economic development categories: Headquarters Office Facilities, Back-Office Facilities, High-Tech Manufacturing, Traditional Manufacturing, Distribution Facilities, and Retail PHH Fantus formed the opinion that distribution potential would be strongest on the east side of the city because that is where access to I-75 is best. Page4.5 �Figure 4.1 MAJOR INDUSTRIAL AREAS in PONTIAC Walton Blvd. S l3"Ylh.. v~· ' ~ ,j 'I ___ ,,~ ., Central ... '·-' Foundry ") Division ~ - .,.. 0 ~ ~ ~ ~ ./i ,. " .;r' . ,,,,. / - ~.~11-sn .7 I. 1 1 ~ ':l ~ l~--•1 i1 ·'"Wl,- cl- 1 MILE General Motors Industrial Parks Prime Opportunity Areas Other Opportunity Areas Page 4.6 .-. �Figure 4.2 GMC TRUCK and COACH SAGINAW SITE REDEVELOPMENTCONCEPTl j 0 feet 1,000 feet "1" designates existing industrial structures. "2" designates new industrial structures. "3" designates new office structures. "P" designates parking areas. "L" designates loading areas. P/L p 1 L p 1 L SOUTH BOULEVARD Page 4.7 �Figure 4.3 GMC TRUCK and COACH SAGINAW SITE REDEVELOPMENTCONCEPT2 j o feat 1,000 feat "1" designates existing industrial structures. "2" designates new industrial structures . "3" designates new office structures. "P" designates parking areas . "L" designates loading areas. 7 ( Page 4.8 p p 3 3 SOUTH BOULEVARD P/L �Figure 4.4 INDUSTRIAL REDEVELOPMENT CONCEPT for GMC TRUCK and COACH SOUTH BOULEYARD SITE: CONCEPT 1 SOUTH BOULEVARD II ~ 4 a a: § 3 4 I I] [D /.J.J :5 0 p QJ p t;0~ lill p 1 L 1 L 1 p 2 p '1' designates existing industrial structures. '2' designates new industrial structures. '3' designates existing office structures. '4' designates new office structures. •p• designates parking areas. 'L' designates loading areas. j O feet 1,000 feet Page4.9 �Figure 4.5 INDUSTRIAL REDEVELOPMENT CONCEPT for GMC TRUCK and COACH SOUTH BOULEYARD SITE: CONCEPT 2 SOUTH BOULE VARD □ &~3~ 1 [ § 1--------, Lu 5 0 Q) c;- 0, II ~ 8 2j tJ I I I I CTI I OJ I [nJ " I 1 1 I i 1 I I 1 II '-----3 2 ' I - - - - . . J 1 _L ~ I I I 1 1 1 '- I DJ I OJ 1 I 1 I I w 1 / DJ I ____JI!'--_1__. L--1 ·1 • designates new industrial structures. ·2• designates existing office structures. •3• designates new office structures. Page 4.10 j o feet 1 ,000 feet �Figure 4.6 INDUSTRIAL REDEVELOPMENT CONCEPT for NORTH SIDE of SOUTH BOULEVARD a a: ci:: > w w :) D:=J ..J 0 co [I] [I] I- (/) ci:: w [I] 0 [I] [I] CD ~ dJ Qo 0 0 I 31 3 SOUTH BOULEVARD 1 "l " designates t!Xisting industrial structures. "2" designates new indust1;aJ structurl!s. "3" designates new office stn1ctures. SOUTH BOULEVARD j 0 feet 1,000 feet Page4.11 �Figure 4.7 GENERAL MOTORS ORION SITE and PLANT COMPARED to PONTIAC MOTOR DIVISION and GENERAL MOTORS CENTRAL FOUNDRY DIVISION SITE (General Motors north campus) Note: General Motors north campus sites are shown in aerial photography. The General Motors Orion site is shown by dashed line and the Orion plant is shown in white. Page 4.12 �Figure 4.8 GENERAL MOTORS CENTRAL INDUSTRIAL PARK (POLETOWN) SITE and PLANT COMPARED to PONTIAC MOTOR DIVISION and GENERAL MOTORS CENTRAL FOUNDRY DIVISION SITE (General Motors north campus) Note: General Motors north campus sites are shown in aerial photography. The General Motors Central Industrial Park site is shown by dashed line and the Central Industrial Park plant is shown in white. Page4.13 �Figure 4.9 HOWARD STREET INDUSTRIAL AREA REDEVELOPMENT CONCEPT Key: 1) Retail/ Office Redevelopment Area; 2) Retail/ Office in Existing Buildings; 3) Transitional Industrial Redevelopment Area; 4) Industrial Development Area; 5) Industrial Development in Existing Buildings; 6) Screen Wall and Planting; 7) Redevelopment Area Boundary; 8) Johnson Street Extended with Landscaping; 9) street closed; 10) Baldwin Avenue; 11) Howard Street. Note: Transitional Industrial Areas are meant to serve as a buffer between industrial uses and less intensive uses. Transitional industrial areas may be used for: 1) employee parking, but not heavy truck maneuvering and parking; 2) offices which serve industrial uses; and 3) indoor storage facilities and other buildings containing "quiet" uses, provided that no activity is generated on the sides of buildings facing residential development. -.. .............• • . ..........,............... .......... . :• .•••• . • .,,...............,,.........•""•"'·""•""'••.,,.•"'•""•""· ·e ·-_ ""'. --.··. • : :I • -· ·1 •·· ....'.1 __. I --' 11 . ~--:--i ... -·· LJ __.. : --• • ~r:• [! ..••• • 0 E) i-·-~ !:·- j ' > LJ 1,--, ~ lc- J·- / V " :0 .-, ---' "" ' '/ ✓ ,~ni -~ f~ Page 4.14 i I :__J L..-, �Figure 4.10 PADDOCK STREET INDUSTRIAL AREA REDEVELOPMENT CONCEPT Key: 1) Transitional Industrial Redevelopment Area; 2) Industrial Development and/ or Redevelopment Area; 3) Street Closure; 4) Cul-de-Sac; 5) Redevelopment Area Boundary; 6) Screen Wall and Planting; 7) Woodward Avenue/ Saginaw Street; 8) South Boulevard; 9) Paddock Street; 10) Irwin Street; 11) Central Avenue. Note: Transitional Industrial Areas are meant to serve as a buffer between industrial uses and less intensive uses. Transitional industrial areas may be used for: 1) employee parking, but not heavy truck maneuvering and parking; 2) offices which serve industrial uses; and 3) indoor storage facilities and other buildings containing "quiet" uses, provided that no activity is generated on the sides of buildings facing residential development. " /< .,,:-- ,. ' ~:, ' ~ , ·'"--. . / v~ '- •,. / " , '•. 0 -~--. ··•·•··•··· 'r..9 '' . J i . .: wt '·--· ' •. : -- :1....---------------..... ·················o····-_-·~··o.J. I ~; ~ ~~~ f L: A~ ooi 0 -, 9 \ \ ~ ,1. :' ' --------------~~~--'-------··-·····-··--·-·- Page 4.15 �Chapters THOROUGHFARE and TRANSIT POLICIES _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Following this introduction, the chapter is organized into two main sections entitled "Thoroughfare and Transit Policy Clusters" and "Background Information." There are two thoroughfare and transit policy clusters. Each policy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. The two policy clusters are as follows: Cluster 1: General Thoroughfare and Transit Policies Cluster 2: Thoroughfare Improvement Priority Policies The "Background Information" section notes that, aside from Huron Street in the downtown , thoroughfare congestion in Pontiac is now negligible and can be expected to remain so even if the city's underutilized industrial areas become fully utilized. M-59 presents both problems and opportunities. The portion of the M-59 route which runs through downtown Pontiac is inadequate and will remain so even after the necessary Grand Trunk Western underpass is completed. The "Background Information" also addresses transit. Fixed route and demand-responsive transit services are observed to be essential modes of transportation for many Pontiac residents. Intercity passenger rail service is not expected to be available within the foreseeable future. THOROUGHFARE and TRANSIT POLICY CLUSTERS _ _ _ _ _ _ _ _ _ _ _ __ Thoroughfare and Transit Policy Cluster 1: GENERAL THOROUGHFARE and TRANSIT POLICIES Motorist and pedestrian safety ranks equal with traffic fiow as a goal for street improvements. Many of the City's most significant safety problems can be redressed with improved intersection geometrics. Priorities for both types of improvements are identified in policy cluster 2. Street improvements will be phased in over time because there is a need for more improvements than Pontiac can finance within the immediate future. Progressing on these improvements requires decision-makers to reach a consensus on a prioritized and realistic schedule that matches the limited resources available. If gateway landscaping improvements are to be made, they will have to be very carefully prioritized along with other street improvements. General phasing expectations are identified in policy cluster 2. More specific phasing should be done pursuant to capital improvements programming. The appearance of Pontiac's most highly traveled streets should be upgraded where possible through swale and median landscaping. In most urban environments, it is desirable to use tree plantings and other streetscape improvements to upgrade the appearance of the principal streets providing access to downtown and other important development areas. Municipal street tree planting and landscaping programs must compete with other improvement activities for very limited Page5.1 �funds. When possible, the city should attempt to heep non-local traffic off local residential streets, but not expect to keep residential development off non-local streets. Non-local traffic can be kept off local streets by: Providing adequate collector and arterial streets, Traffic management devices such as stop signs and turn restrictions , and Interrupting the continuity of local streets so that traffic is encouraged to take collectors and arterials. It is not usually possible or desirable to permit non-residential development on all major streets in a city. Most cities simply do not have sufficient demand for commercial land to line all their heavily traveled thoroughfares with it. In general, thoroughfare and land use planning should be predicated on functional thoroughfare classifications; this plan recommends classifications depicted in Figure 5.1. The functional thoroughfare classifications depicted in Figure 5.1 are defined as follows: Local Streets: Local streets are intended primarily to provide access to individual parcels of land. Most streets in the city are local streets. Most local streets serve residential parcels because there are more residential parcels than non-residential parcels. Local streets also serve commercial, industrial and institutional development. Local streets are not shown in Figure 5.1. Many decades ago, 50 feet was considered to be a desirable right-or-way width for local streets. In the less distant past, 60 feet became the standard. Today, many planners consider 50 feet to be quite adequate and even preferable to a wider street. However, in addition to lowering traffic volume or speed, reducing the right-of-way width may result in reduction or even elimination of: on-street parking and/or sidewalks and/or trees between curb and sidewalk. Major Collector Streets: Major collector streets fall in the hierarchy between local streets and arterial streets. In theory, major collectors funnel traffic from local streets to arterials; they also carry through traffic, but at lower volumes than major arterials. It is desirable that major collectors not have to provide access to large numbers of individual lots, but they are not expected to be free of local access respon~bilities. Major collectors should have rightof-way widths of at least 60 feet. Major Arterial Streets: Major arterial streets function primarily to move large volumes of traffic over substantial distances. They are appropriate for journeys through several neighboring jurisdictions. In an ideal world, major arterials would provide access to very few individual parcels of land. Major arterials should have right-of-way widths of at least 90 feet, but this is not always possible, particularly in built-up areas where traffic volumes have increased after development has already occurred close to relatively narrow roads before they became heavy traffic carriers. Trunklines: Trunklines are major arterials which carry very large volumes of traffic over great distances. Trunklines in Pontiac include: 1) M-59; 2) Telegraph Road; and 3) the Woodward-Saginaw-Wide Track-Oakland route running along a diagonal from the southeast to the northwest. Trunklines should have right-of-way widths of at least 120 feet. Page 5.2 �Figure 5.1 PRIORITIZED THOROUGHFARE IMPROVEMENT See Figu re 5.3 and 5.4 for unprioritized improvements Columbia Ave. Montcalm St. I' '\.. --...~ ~i ..c.~· '... " ' ~ • o, ' / ~ i..;. , i_/ '°":. -~-:~ // ;j- ··• ··· •·•··•·· · Huron St. •• • • • • .•· / ' .... ~ j / ' ~ . l . v•: Li-- ~,._., ~ Elizabeth Lake Ad .• ' j_r ! Featherstone Ave. : ~ M-59 ~.;,,--------➔•---Auburn Ave. ···················· ..................•• • , .... , _ _ _ _ _ \""4 m -5 :, ...J ..... - .- - ... 0 1 MILE ... . :, .---------- .• , 1 Thoroughfare Improvement ~ First Priority ( 1990-2000) Ie I • South Blvd . ui C: 32 .,, C: (1) i.t Grade Separation First Priority ( 1990-2000) ,. ._ ... Intersection Improvement First Priority (1990-2000) Boulevard and/ or Side Landscaping First Priority ( 1990-2000) 1 .a Thoroughfare Improvement Second Priority ( 1995-2000) Thoroughfare Improvement 4 r--• 0-"---<'0 Third Priority (All.er 2000) Page5.3 �Figure 5.2 THOROUGHFARE FUNCTIONAL CLASSIFICATION ()1--,- - 0 "'O a: Walton Blvd. (I) Ol C i5 ai "'O > ~ -----....;;<t:*_.;c;,;;o;,;,;lu;.;,m;,;;b;;i;,a.;.A;,;v,;;e;...- • • • - - - ai 0 > <( C >, vi 0 -, Montcalm St. -d a: ..c a. ~ •j ~ Ol Q) ~ M-59 Elizabeth lake Ad. I j Huron St. l Auburn Ave. > -:----.l ffi Ol C 'i2 ·---- ~ <ii ..c :5 ....J C 't "' ~ 0 1 MILE iii South Blvd. \ ,£; 32 C ~ u.. 1 ... - - - 1'•--••A Freeway: right-of-way 250 feet Trunklines: right-of-way 120 to 250 feet Major Arterial: right-of-way 90 to 150 feet Major Collector: right-of-way 60 to 150 feet Note: Roads not shown on this map are classified local. ;~.!I i l 1,.... 1 4 . ,- ' I ]~ ~~ Page 5.4 ~-- .• .... J l 10 �Freeways: Freeways are limited access arterials. Their principal function is to carry large volumes of traffic over great distance at relatively high speeds. ~By definition and design they provide no direct access to individual parcels of land. Thoroughfare and Transit Policy Cluster 2: THOROUGHFARE IMPROVEMENT PRIORITY POLICIES The thoroughfare improvement priority policies set forth below are detailed and specific responses to land use and thoroughfare planning needs as perceived at the time of plan adoption. The categorization of specific projects as first, second or third priority reflects available data, analysis and judgment. These first, second and third priority rankings are subject to refinement and modification pursuant to the six-year capital improvements programming process recommended elsewhere in this plan. The numbering of projects within first, second and third priority categorizations is for convenience; no particular sub-prioritization is intended by this numbering. First Priority Projects, 1990-1995 1. Huron Street Railroad Crossing: Issue: Some 40,000 vehicles per day cross the railroad tracks at grade on the western edge of downtown, major congestion and delays result. The situation will be much worse when M-59 begins to carry traffic generated by the Oakland Technology Park. A 1988 study by the Michigan Department of Transportation projected future traffic volumes at 50,000 vehicles per day and indicated the need for a grade separation. Opportunity: A grade separation is needed to keep M-59 traffic from coming to a standstill. The underpass should be of sufficient dimension to accommodate a widened West Huron Street roadway between at least West Wide Track Drive and State Street. Relocation ofM59 would provide an alternate for M-59 traffic, but would still leave the problems for local traffic. 2. West Huron: Issue: West Huron is a downtown gateway to very high traffic volumes. It will become even more important if the M-59 route continues to run through downtown, which seems most probable. Opportunity: Implement tree planting and other streetscape improvements. Incorporate a boulevard configuration, if possible. 3. M-59 Relocation Downtown: Issue: The current M-59 route through downtown is five lanes. The current west-bound M59 route through downtown is made difficult by turns at University and Mill and at Mill and Huron. The situation will be much worse when M-59 begins to carry traffic generated by the Oakland Technology Park. A 1988 study by the Michigan Department of Transportation (MDT) indicated that average daily traffic volumes would increase from the current 28,000 to 39,000 range to a projected 40,000 to 50,000 range. Thus thoroughfare level-of-service could drop from the E range to the F range. Peak hours could see grid-lock conditions. The MDT report did not pose any solutions; it instead indicated the need to study potential improvements. Opportunity: Extend westbound M-59 from University Drive south to connect to Huron, Page 5.5 �preferably east of the Furlong Building or at the Furlong Building site if good highway geometrics make this necessary. 4. State Street: Issue: State Street relieves West Huron Street of downtown and M-59 traffic because it feeds the newly widened Elizabeth Lake Road. Therefore, widening is recommended, particularly ifno major improvement to M-59 is envisioned. Opportunity: Widen to five lanes and provide landscape median. 5. Baldwin Avenue: Issue: Baldwin carries over 20,000 vehicles per day north of Walton. The planned 2,300,000 square foot discount mall will substantially increase volumes. Baldwin now has two lanes south of Columbia and four lanes north of Columbia. Opportunity: Widen to five lanes north of Walton Boulevard. 6. Orchard Lake Road: Issue: Orchard Lake carries over 10,000 vehicles per day. It is an important connection between Telegraph Road and downtown. As a downtown gateway from an important market area, it could be given priority consideration for tree planting and other streetscape improvements. Orchard Lake now has two lanes. Opportunity: Widen to four lanes with turning lane. Implement tree planting and other boulevard streetscape improvements. Reconstruct Railroad overpass with preservation of portion of historic structure, if possible. As of the date of adoption of this plan, these Orchard Lake Road improvements were included in the city's capital improvement program. 7. Auburn Avenue Streetscape: Issue: Auburn is a downtown gateway from I-75; it could be given priority consideration for tree planting and other streetscape improvements. Opportunity: Implement tree planting and other streetscape improvements east of Wide Track Drive. \ 8. Intersection Improvements: Issue: At least five intersections that will not be impacted by other projects listed herein, warrant additional turn lane capacity to further both safety and capacity objectives. The five intersections are: Wide Track Drive and Orchard Lake Road; Wide Track Drive and Oakland Avenue; South Boulevard and Franklin; Baldwin and Montcalm; and Telegraph and Voorheis. Opportunity: Make intersection improvements. Page5.6 �Second Priority Projects, 1995-2000 1. Connect Franklin Road with Bagley north of Rapid: Issue: Franklin can provide better access to the west side of downtown with this improvement. Orchard Lake Road provides an alternative. Opportunity: Connect Franklin Road with Bagley north of Rapid. 2. Montcalm Widening between Perry and Joslyn: Issue: Currently this short segment is only two lanes. It connects with four-lane segments to the west and south. It creates a bottleneck at this time. It will be a more serious bottleneck if employment increases at the General Motors north campus. Opportunity: Widen this short segment of Montcalm to five lanes including a center leftturn lane. Opportunity: Extend Telegraph. 3. Franklin Road Widening: Issue: Franklin provides a direct access to downtown from Telegraph Road. Widening from two to four lanes would improve downtown accessibility, though with some cost in environmental quality to the adjacent neighborhood. This neighborhood is the focus of a revitalization effort through Neighborhood Housing Services Program. Orchard Lake Road provides an alternative. Opportunity: Widen Franklin Road. Also, the segment of Rapid Street which links Franklin to Saginaw should be upgraded. 4. Oakland Avenue Turn Lane Construction: Issue: Oakland Avenue is four lanes north of Montcalm, but lacks turn lanes thus reducing the efficiency of traffic flows. Opportunity: Improve Oakland Avenue north of Montcalm with turn lanes. 5. University Drive: Issue: University carries over 10,000 vehicles per day in the vicinity of Martin Luther King, Jr. Boulevard. It provides access to the Silverdome and Auburn Hills. University now has two lanes. Opportunity: Widen to five lanes from Martin Luther King, Jr. Boulevard to city limits. As an option, include a boulevard to match that in Auburn Hills east of I-75. Page5.7 �Third Priority Projects, after 2000 1. Telegraph Road Extension: Issue: Currently a 3,500 foot segment of this road is missing between Oakland Avenue and a point on the edge of Hawthorne Park, south of Walton Boulevard. This connection would relieve traffic pressure on other streets serving the northern Pontiac industrial commuters. Construction of a one-block segment at the northern city boundary would also complete the direct connection to I-75 and the new shopping center. Opportunity: Construct new 3,500 foot segment of Telegraph between Oakland Avenue and Walton Boulevard. 2. Golf Drive Widening: Issue: Currently Golf Drive is a two-lane roadway. Widening to four lanes is important at such time as there is greater employment at either of the General Motors South Boulevard facilities. Opportunity: Widen Golf Drive to four lanes. 3. Johnson Avenue Railroad Crossing and Johnson Avenue Extension and Improvements from Grand Trunk Western Railroad to Bald win: Issue: The Johnson Avenue grade crossing is a bottleneck in the Montcalm-CassElizabeth Lake connection between the northern and western parts of the city. The north and central parts of the City could be better linked to areas to the west by improving the Johnson Avenue railroad crossing and by extending Johnson Avenue to connect with Baldwin Avenue. Improvements should also be made to existing portions of Johnson Avenue east of the railroad. Opportunity: Make grade crossing improvements; extend and widen Johnson Avenue to provide for two-way traffic. Consideration should be given to second priority designation for these improvements at such time as major employment increases occur at the General Motors North Campus. 4. Kennett Road: Issue: Kennett carries over 10,000 vehicles per day between the northern GM plant area and the Oakland Avenue-Route 10 intersectioJ. There is no alternative route for this desired line. Kennett has two lanes. Opportunity: Widen to three lanes, including a center left turn lane. 5. Martin Luther King, Jr. Boulevard Widening: Issue: Martin Luther King, Jr. Boulevard carries over 10,000 vehicles per day, but also has mostly residential frontage. Widening could have a negative impact on the adjacent homes. Martin Luther King, Jr. Boulevard is potentially an attractive corridor through which to bring traffic. Opdyke Road and other thoroughfares will provide optional routes. Opportunity: Widen to five lanes including a center left-tum lane. Alternatively, consider providing a marginal access road for those residences along one side of Martin Luther King, Jr. Boulevard. This improvement would require the acquisition and clearance of the Page5.8 �existing homes on one side of the street and consequently, may be undesirable for the neighborhood. Similar concerns apply to the less beneficial concept of providing a landscaped median between the north and south bound lanes. Other Potential Projects Identified but not Prioritized for the Immediately Foreseeable Future Although these projects have not yet been prioritized for the immediately foreseeable future, one or more of them may indeed be desirable or even necessary in the very near future. They are included here to keep them before the public eye and as a reminder that they merit periodic consideration for inclusion among prioritized projects. 1. Railroad Right-of-Way Modifications: Issue: There is a severe conflict between the vehicular traffic on M-59 and the train traffic on the Grand Trunk Western Railroad line which crosses M-59 just west of Wide Track Drive West. Up to 40 trains per day are reported on the railroad. Many are very long and slow moving. Some 40,000 vehicles per day cross the railroad at grade on the western edge of downtown, major congestion and delays result. The situation will be much worse when M-59 begins to carry traffic generated by the Oakland Technology Park. A 1988 study by the Michigan Department of Transportation projected future traffic volumes at 50,000 vehicles per day and indicated the need for a grade separation. However, the grade separation, indicated as a first priority project in this plan, is at least several years from completion. Indeed, construction most likely will not commence until 1993. When construction does begin, the construction process itself will likely entail serious traffic congestion lasting for several years. Many businesses will be forced to relocate. Finally, the grade separation W1ll leave many other conflicts between railroad and vehicular traffic. Opportunity: As a possible alternate to the proposed grade separation, consideration could be given to re-routing Grand Trunk through Pontiac so as to bypass the downtown area. A proposed re-routing is shown in Figure 5.3. This proposed re-routing would relieve the conflict between trains and motor vehicles on South Saginaw as well as on M-59. The reroute would start at the existing route near the south city limits. It would cross through the parking lot of the closed Pontiac Truck and Buss plant on South Boulevard east of Saginaw. It would utilize the closed grade-separated crossing over South Boulevard and the functioning grade-separated over M-59 near the Silverdome. The feasibility of the rerouting depends on General Motors intentions for the parking lot through which the route would have to pass. It also depends on General Motors intentions for the Truck and Bus plant on South Boulevard west of Saginaw; this plant, which is scheduled to close soon, could not be served by the proposed re-routing. In addition to the intentions of General Motors, other factors would have to be assessed. A detailed engineering study will be required. 2. Voorheis Road: Issue: The segment between Orchard Lake Road and Telegraph Road is a connector. But less than 10,000 vehicles per day use it and widening to four lanes would impact the quality housing along its frontage. Opportunity: Widening should be programmed only if necessary to relieve acute problems on Huron or other streets. Page 5.9 �3. Paddock Street: Issue: Paddock provides a north-south connection between Perry Street and South Boulevard. However, like Voorheis, most of its frontage is residential. The neighborhood is in need of revitalization; a four-lane connector would not help this effort. Opportunity: Widen to four lanes only if congestion on Wide Track and Martin Luther King, Jr. Boulevard become acute. 4. Collier Road: Issue: As the adjacent industrial park develops, Collier will be an important alternate connection to I-75 and the northern suburbs. Opportunity: Widen to four lanes if necessary. 5. M-59 One-Way Couple in Downtown: Issue: The current M-59 route through downtown is five lanes. The current west-bound M59 route through downtown is made difficult by turns at University and Mill and at Mill and Huron. The situation will be much worse when M-59 begins to carry traffic generated by the Oakland Technology Park. A 1988 study by the Michigan Department of Transportation (MDT) indicated that average daily traffic volumes would increase from the current 28,000 to 39,000 range to a projected 40,000 to 50,000 range. Thus thoroughfare level-of-service could drop from the E range to the F range. Peak hours could see grid-lock conditions. The MDT report did not pose any solutions; it instead indicated the need to study potential improvements. Opportunity: M-59 could be realigned within downtown Pontiac by extending University north to align with Carter and by extending Carter to join West Huron just east of West Wide Track Drive. Building demolition would be required, but downtown Pontiac would be better off without at least some of the buildings in the path of this route. The improvement would link directly to the proposed grade separation at West Huron and the railroad. 6. South Saginaw Street: Issue: South Saginaw Street between Wide Track Drive and South Boulevard does not provide the landscape median which otherwise is provided beyond (south) South Boulevard. Additionally, most of the existing development along South Saginaw Street between Wide Track Drive and Wilson Street i~ marginal, inappropriate or a blight on the streetscape. Opportunity: Consider acquisition and clearance of properties along South Saginaw Street between Wide Track Drive and South Boulevard, as necessary to remove marginal or inappropriate development and blight, and to provide the additional right-of-way required to facilitate continuation of the landscape median separating northbound and southbound traffic on South Saginaw Street. Page 5.10 �Figure 5.3 ALTERNATE RAILROAD ROUTE to BYPASS DOWNTOWN 1 ,. .... • ~ ~ ca r~ ~ • :Ql o a. ~ • >l!I ~'""' • ..i a Mi""'- a... 11:.1 . . - w au ~•a..,...~ m a i:.-" -ci i a: ::: Walton Blvd. 1 j I . Columbia Ave. . ~ J .r• ~ ., ~~- ✓ -------~¥ Montcalm St. .,.,.;......._ ve. . Huron St. 0 1 MILE Existing Route J Alternatie Route Page 5.11 �Figure 5.4 OTHER UNSCHEDULED THOROUGHFARE IMPROVEMENTS _· ◄ - - M 0~ .,- ~ - fiill ~ N W . . . _ . . . . 6'-.:.. I 0'la ~ -- ;a e;a - - - - M ~ - .... ~ .. 1"' Walton Blvd. l ✓- / A j ·, Kennett Columbia Ave. 1 J ~ j j I Montcalm St. J • Ave. Huron St. 0 1 MILE Highly Desirable Thoroughfare Improvement Needed to Support Industrial Development f........, Boulevard and/ or Side Landscaping ;.2•- Thoroughfare Improvement to be Made Only if Absolutely Necessary to Serve Increased Traffic ... -- ,l Page 5.12 - -.,1 1 • �7. South Boulevard: Issue: South Boulevard, east of Franklin Road to Opdyke Road does not provide the landscape median which is provided west of Franklin Road. As a major entryway from Auburn Hills, the aesthetic condition of South Boulevard is a significant image factor. Opportunity: Enhance the appearance of the South Boulevard streetscape by providing a landscape median from Franklin Road to Opdyke Road. Previously Considered Project which should not be Considered in Future Planning 1. Montcalm Street Extension: Issue: Montcalm Street attempts to accommodate the flow between the northern GM plant and the vicinity of the Telegraph Road-Elizabeth Lake Road intersection. Traffic must now use a circuitous route via Cass Street and the Johnson Avenue railroad grade crossing. An extension of Montcalm to Telegraph would provide a much better route with the added benefit of facilitating private development of the Clinton Valley site. A bridge over the railroad would be necessary. It would be best if the proposed extension ran along the north side of the Clinton Valley site. Unrealistic and Improbable Opportunity: A 1970 Harley Ellington Associates engineering feasibility study considered the feasibility of re-routing of M-59 along Martin Luther King, Jr. Boulevard and Montcalm across a Montcalm Extension over the railroad. This concept requires extensive right-of-way acquisition along Montcalm. It would bring more traffic past the Clinton Valley site thus facilitating private development. It would divert traffic from the downtown. It would present M-59 alignment problems west of Telegraph, problems arising from the development which has occurred in the 20 years since 1970. The Michigan Department of Transportation 1988 M-59 study observed that the environmental problems associated with lakes and residential development make M-59 alignment changes west of Telegraph very problematic. This opportunity is so improbable that it should not be part of future planning. No project or development opportunity should be put on hold with the expectation that this improbable opportunity might come to fruition. Unrealistic and Improbable Opportunity: As an alternate, consideration could be given to a link between Wide Track and Montcalm. Such a link could utilize the proposed Montcalm Extension overpass then follow Cass eastbound and Oakland westbound. Or, it could follow the current route within Wide Track Drive and utilize the drainage right-of-way just west of the railroad. This route concept is a variation of a 1967 Barton-Aschman plan prepared for the city. It would keep M-59 traffic in the downtown area thus facilitating revitalization. The need to widen Montcalm and/or State would be reduced, i.e. avoid the adverse frontage impact thereon. This opportunity is so improbable that it should not be part of future planning. No project or development opportunity should be put on hold with the expectation that this improbable opportunity might come to fruition. BACKGROUND I N F O R M A T I O N - - - - - - - - - - - - - - - - - - - - - Oakland Technology Park will have a major impact on Pontiac because of the M-59 link between the city and the Technology Park. Oakland Technology Park will have a thousand acres of office and technological facilities. It is estimated that total build-out will result in a work force of Page 5.13 �G0,000 employees. Since Chrysler Corporation announced plans to develop almost 500 acres in the park as their research headquarters. the area has rapidly developed. Hotels are being planned, as well as corporate offices for businesses which work closely with or supply products to Chrysler. In addition, some of the national firms with offices in the park are: the GM/UAW training headquarters, GMF Robotics, EDF Computers, World Computers, l'IT, and Comerica Data Center. The Oakland Technology Park is a major component in showcasing Michigan's ability to attract new technology development as part of the "Greater Detroit-World Technology Center." M-59 is the most important thoroughfare problem and opportunity facing Pontiac; this is so because of the important residential and business areas to which it links the city. Significant areas linked to Pontiac by M-59 are: Northwestern Oakland County, Auburn Hills, Rochester Hills, The Silverdome Oakland University (10,300 students), Auburn Hills Campus of Oakland Community College (9,000 students), and Oakland Technology Park. M-59 route through downtown Pontiac is inadequate and will remain so even a~er the necessary Grand Trunk Western underpass is completed. The situation will be much worse when M-59 begins to carry traffic generated by the Oakland Technology Park. A 1988 study by the Michigan Department of Transportation (MDT) indicated that average daily traffic volumes would increase from the current 28,000 to 39,000 range to a projected 40,000 to 50,000 range. Thus thoroughfare level-of-service could drop from the E range to the F range. In the E range, traffic volumes are at or near capacity and significant delays are common. In the F range, speeds are extremely slow and actual stoppages are common; peak hours can see grid-lock or near grid-lock conditions. (A complete description of roadway levels-of-service from A to F is given in Table 5-2 on page 5.18.) The MDT report did not pose any solutions; it instead indicated the need to study potential improvements. Over the past two decades, four potential solutions to the M-59 question have been identified. These four solutions are as follows: 1. M-59 could be realigned within downtown Pontiac by extending University south to align with Huron west of State. Possibly the connechon could be made east of the Furlong Building, which is an architectural asset. If the Furlong Building is not required to make the connection between University and Huron, then only two buildings of very limited value would have to be demolished. It would be better to make the link than not make the link, even if the site of the Furlong Building is required, provided there is no other economically feasible way to improve traffic. Linking University with Huron will allow westbound M-59 traffic to move as smoothly as possible through downtown thereby keeping economic development there highly visible. 2. M-59 could be realigned within downtown Pontiac by extending University north to align with Carter and by extending Carter across Wide Track and the Grand Trunk Western Railroad to rejoin West Huron west of State. Substantial building demolition would be required. The cost could well be prohibitive. 3. A 1970 Harley Ellington Associates engineering feasibility study considered the feasibility Page 5.14 • • • • • "• II II II •11 11 �of re-routing ofM-59 along Martin Luther King, Jr. Boulevard and Montcalm across a Montcalm Extension over the railroad. This concept requires extensive right-of-way acquisition along Montcalm. It would bring more traffic past the Clinton Valley site thus facilitating private development. It would divert traffic from the downtown. It would present M-59 alignment problems west of Telegraph, problems arising from the development which has occurred in the 20 years since 1970. The Michigan Department of Transportation 1988 M-59 study observed that the environmental problems associated with lakes and residential development make M-59 alignment changes west of Telegraph very problematic. 4. As an alternate, consideration could be given to a link between Wide TracK and the Montcalm Extension. Such a link could utilize the proposed Montcalm Extension overpass then follow Cass eastbound and Oakland westbound. Or, it could follow the current route within Wide Track Drive and utilize the drainage right-of-way just west of the railroad. This route concept is a variation of a 1967 Barton-Aschman plan prepared for the city. It would keep M-59 traffic in the downtown area thus facilitating revitalization. The need to widen Montcalm and/or State would be reduced, i.e. avoid the adverse frontage impact thereon. Aside from Huron Street downtown, thoroughfare congestion in Pontiac is negligible compared to rapidly growing areas of the country. Table 5-1 shows the lane widths, daily traffic volumes and level-of-service for the major streets in Pontiac. Only five streets are shown to have level-of-service problems. Walton Boulevard improvements have already been completed, thus correcting one of the five problem streets. Plans are in place to improve three of the other four problem streets. The problem streets and the completed improvement and plans which apply to each are as follows: • Huron Street in the downtown: Huron street in the downtown will remain a problem even after the planned nnderpass is constructed at the Grand Trnnk Western railroad route. • Huron Street west of downtown: Since the 1987 volume connt shown in Table 5-1 was taken, Elizabeth Lake Road has been widened to provide a relief route to Huron plus better direct access to the Clinton Valley tract. The proposed widening of State Street would enhance this role of Elizabeth Lake Road as a relief route. If the combined volumes on Huron and Elizabeth Lake (56,000 ADT) were evenly divided between the two roads, each would have an LOS of B. Such an even split may be rm likely, but it is certain that the improvements to State Street and Elizabeth Lake Road will reduce traffic volumes on Huron below what they would otherwise have been. • Walton Boulevard: The widening to five lanes including a center turn lane was completed in 1991. This street should now have a Level-of-Service of A/Bas shown in the table. The 1990 widening of Kennett Road is intended to provide some relief to western Walton. • Baldwin Avenue north of Walton: This two-lane segment (LOS of E) is about to be widened to five lanes including a center turn lane as a second phase of the Walton project and also prompted by the planned shopping mall it will serve. • Montcalm Street (Joslyn-Perry link): This short link to Martin Luther King, Jr. Boulevard and Perry Street is now LOS D since it has only two through traffic lanes. • Orchard Lake Road (east of Voorheis): This two-lane segment is slated for widening during the 1990-1995 period. Page 5.15 �Any level of future use that can readily be envisioned for Pontiac 's major industrial areas would still leave very strong thoroughfare levels of service. T woliypothetical cases demonstrate this fact: J oslyn Avenue: If you assume the GMC Parts building were to be converted entirely for manufacturing operations, using the Institute of Transportation Engineers trip generation rate (3.8 trips per 1,000 square feet) , the 6,840 additional cars per day could be accommodated on Joslyn and still maintain an LOS of B. This would be true even if it were entirely warehousing which has a slightly higher trip generation rate. South Boulevard: If two new manufacturing buildings the size of the U.S. Army building were constructed and the Army facility was converted to manufacturing, the additional trips on South Boulevard (4,000 vehicles per day in each direction ) again would still provide an LOS ofB. Fixed route and demand-responsive transit services are essential modes of transportation for many Pontiac residents. More than half the City's residential areas have an above average concentration of transit-dependent residents. Significant parts of the city have very much above average concentrations. Transit dependency is directly related to household size, the number of people over 60 years of age and the number of people nnder 18 years of age; it is inversely related to per-capita income and motor vehicle ownership. In Pontiac, fixed route and demand-responsive transit service is provided by Suburban Mobility Authority for Regional Transportation (SMART). It will be many years into the future before passenger rail service provides a very strong link from Pontiac to downtown Detroit and the suburban communities in between. As of 1990, the history of passenger rail service in Pontiac has been very limited. The distant potential for passenger rail service is not likely to play a major role in any important development decisions. Page 5.16 • • �Table 5-1 ROADWAY LEVEL-of-SERVICE on MAJOR STREETS Street Traffic# of Lanes Left Turn Lanes Roadway Width Average Daily Traffic Volumes Level of Service 4 No 46 13,176 A 2 4 2 Yes Yes No 36 58 22 8,003* 21,330 18,979 A B E 4 4 4 2 4 Yes Yes Yes Yes Yes 63 60 63-75 26-30 68 20,732* 17,531 6,909* 8,863 39,109 B A A A E 4 4 Yes One-way Yes Yes Ltd. Access 60 32 60-63 40 48 NA NA 17,358* 10,748* 39,494 A B B 2 4 Yes No 44 44-68 15,283* 18,467* D A 4 3 4 No Yes Yes 44 21,976 23,036 23,644 B C B 4 2 4 No Yes Yes 45 36 44-72 11,012* 16,340* 23,461 A E 4 2 2 Yes No Yes 68 22-38 36 14,982 8,620 NA A A 2 4 2 Yes One-way No 36-48 40 28 12,457 NA 5,887* B A 6 4 Yes Yes 59 44-60 44,200* 17,048 B A 2 4 3-6 6 No Yes One-way Yes 22 58 50-72 88 18,239-23,090* NA 17,600-22,900* 39,013 Auburn Ave. Baldwin Ave.: S. of Montcalm Montcalm-Walton N. of Walton Martin Luther King, Jr. Blvd. (N. of Elm) Elizabeth Lake Rd. Featherstone Ave. Franklin Rd. Huron St. Johnson: west of railroad east of railroad Joslyn Ave. Kennett Rd. M-59 Expressway Montcalm St.: Joslyn-Perry west of Joslyn Oakland Ave.: north of Montcalm south of Montcalm Opdyke Rd. Orchard Lake Rd.: west of Voorheis east of Voorheis Perry St. South BlvdJGolfView Dr.: east of Franklin west of Franklin State St. University Dr.: east of Expressway Inter. west of Expressway Inter. Voorheis Telegraph Rd.: south of Elizabeth Lake north of Elizabeth Lake Walton Blvd.: 1990 1991 Wide Track Rd. Woodward 2 4 2 60 63 B E NB B!C B NA- Traffic volumes not available. * Pre-1987 count; all other counts 1987-1989. Source of traffic volumes: Oakland County Division of Planning 1988 and 1990 maps. Page5.17 �Table 5-2 . GENERAL CAPACITY of ROADWAYS by DESIGN TYPE and LEVEL-of-SERVICE Roadway Design Type 2L 3L 4LU 4LD 6LD 6LD+FR 4LX 6LX 8LX l0LX LOS A LOS B LOS C LOS D LOS E 9,800 14,900 16,900 22,500 34,800 46,400 47,500 71,000 95,000 120,300 11,500 17,300 20,000 26,300 40,600 54,200 55,700 83,600 111,400 139,300 13,100 19,700 22,700 30,000 46,400 61,800 63,300 95,000 126,600 158,300 15,700 23,600 27,200 36,000 55,800 74,200 75,900 114,000 152,200 190,000 17,400 26,200 30,300 40,000 61,900 82,400 84,400 126,700 169,000 209,000 Roadway levels-of-service are defined as follows: LOSA: Low volumes of traffic flowing freely at high speeds with little restriction on maneuverability. LOSB: Reasonably unimpeded traffic flow at average traffic speeds. Maneuvering is slightly restricted, with only occasional stopped delays. LOSC: Higher traffic volumes associated with those of urban-area roads. Traffic flows are stable, although lower average traffic speeds prevail and occasional backups may develop. LOSD: High traffic volumes and poor signal progression and timing lead to unstable flows. Substantial decrease in operating speed, maneuverability, convenience and comfort may be experienced. LOSE: Traffic volumes at or near roadway capacity. Significant delays are common and flows very unstable. LOSF: Traffic speeds are extremely slow anJ actual stoppages are common. Long delays are expected with drivers having to wait through more than two cycles of a traffic signal. The level of service appropriate for a particular thoroughfare can be determined by the governing body based on the perceived need for development and the ability to finance thoroughfare improvements. A peak-hour level-of-service D is acceptable in most situations. A peak hour level-ofservice E may be appropriate under certain circumstances; F may be unavoidable where development intensities are very high and there is not much potential for street widening. Page 5.18 II II II II II II II II II II II II •Ill • �Chapter6 PARK and RECREATION POLICIES _ _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Following this introduction, the chapter is organized into two main sections entitled "Park and Recreation Policies" and "Background Information." Each policy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. The policies place emphasis on the need to scale back on park costs while providing the most important facilities and services. They also emphasize the need for public involvement in the process of setting priorities. The "Background Information" section explains that communities provide park facilities in accordance with the electorate's desires and ability to pay, not according to national or regional "standards," although national and state-wide standards are often cited in recreation facility planning. When compared with national standards or with other southeast Michigan communities, Pontiac's parks are found to be quite adequate in size and number. The "Background Information" section reviews other issues relevant to park and recreation planning in Pontiac. PARK and RECREATION POLICIES _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ The park and recreation policies set forth below are intended to offer general direction. Detailed policies should be the work of the Pontiac Park and Recreation Commission and should be expressed in the specific plans of that body. Activate the Pontiac Park and Recreation Commission to provide citizen involvement in the difficult process of setting park and recreation priorities. The Pontiac Park and Recreation Commission has been inactive during recent years. Michigan law envisions an active Park and Recreation Commission to provide citizen involvement in the setting of park and recreation priorities. Such citizen involvement aids sound local government administration. Deal with severe budgetary constraints by employing a broad range of strategies, including reducing facilities and services, imposing user fees and implementing innovative management approaches. The Community and Human Services Department envisions these strategies as including the following tactics: Reduce Facilities and Services Reduce the size and number of parks, Reduce the number of facilities , Reduce recreation programs. Page 6.1 �Impose User Fees on Specific Facilities and Services Sled and special equipment fees, Court fees for individuals, Court fees for leagues, Sports field fees for leagues, Other fees. Innovative Design and Management Programs Remodel parks to the extent feasible to increase natural areas and reduce areas that require high maintenance; Provide only those services which can be most efficiently delivered to the broadest range of park and recreation user; Contract services to get the lowest possible cost; Coordinate leisure services for greater efficiency; Organize an Adopt-a-Park Program to involve the public in park maintenance; Mobilize the public in People Security Patrols equipped with mini bikes and walkie talkies; Mobilize the public, including special groups to provide program delivery; Catalog marketing; and Mobilize volunteer groups in fund raising. Some of these strategies and tactics have been employed during the past five years with success. For example, since 1985 the Community and Human Services Department has been able to use innovative programs to increase program activities forward while reducing the budget by 27 percent. Employ careful 'cutback management' to selectively trim operations and facilities in a way that allows the city to deliver the most effective range of recreation facilities and services at whatever cost the budget can afford. An important 1984 study by Gerald Luedtke and Associates for the Pontiac Community and Human Services Department described the cutback management strategy and associated tactics in detail. In the initial phases, cutback management may only involve elimination of nonessential expenditures. In its more radical form, cutback management can involve closing certain parks or terminating certain recreation programs. Some cutback management tactics may require a higher initial investment for the sake offuture return rather than for current service delivery. However, tactics that appear beneficial in the short term (such as deferred maintenance) are actually extremely wasteful in the long term. Specific cutback management tactics that may be appropriate for Pontiac include the following: 1. Institute a review of parks and recreation se\rvices by preparing a comprehensive schedule of services by output, cost, and usage. All programs and activities should be reviewed on a periodic basis to eliminate those no longer used or needed. Such a review could be conveniently put on a computer for purposes of updating. The city should consider the possibility of staged reductions, such as limiting the hours that parks or community centers are open, or by reducing the frequency of recreation activities. 2. Identify alternative service levels and establish a system for setting priorities among programs and facilities. The city should incorporate this information into its Urban Park and Recreation Recovery Plan in place of the traditional and outdated criteria presently used to measure park and recreation needs. 3. Identify and involve affected parties in the cutback management process, such as employees, unions, and park users. Measure the costs of services in terms that can be understood by these parties (such as the cost of each recreation activity per user). Page 6.2 • • • • • • •II II II II II II �Consider the effects of cuts on equity, to be certain that the burden of such cuts does not fall disproportionately on those least able to pay for alternatives. Communicate these considerations to the affected parties through the use of public hearings, public opinion polls, newspapers, and other media. 4. Examine current and projected changes in population, and subsequent changes in the use of services that may indicate the need to terminate services or shift resources. This tactic is especially important in Pontiac, where the population as a whole is growing much older. Also, there are population movements within the city which suggest the need to geographically shift resources. For example, field observation revealed that in certain parts of the city, basketball courts are overutilized but tennis courts are seldom in use, whereas in other parts of the city, the reverse is true. It appears that resources could be more efficiently used by replacing tennis courts with basketball courts in those neighborhoods where basketball is a popular sport. Similar benefits can be achieved by shifting other facilities to the neighborhoods or community centers where they are most used. 5. Determine short- and long-term maintenance costs prior to developing new facilities or instituting new services. Exercise restraint in accepting Federal or state funds that may carry long-term costs. This tactic is also very important in Pontiac, because the city's difficult fiscal status can be attributed largely to the complex task of maintaining older, deteriorating facilities. New facilities will only compound the problem. 6. Sell surplus property and lease it back when needed or when the city's fiscal status improves. 7. Determine if any recreation or park services are available from other departments within Pontiac government, from the Pontiac Community School District or other units of government or from the private sector at a lower cost. In times of fiscal restraint, cooperation between departments is of utmost importance. Administrators from the Departments of Community and Human Services, Public Works and Service, and Police, as well as other concerned departments and the mayor's office, should meet on a monthly or bi-monthly basis to determine if the responsibility for certain programs or problems should be shared, or if programs should be shifted to other departments for the purpose oflong-term efficiency. 8. Analyze the workload in all departments by time of day and day of week and evaluate the use of part-time staffing in recreational, grounds, and maintenance programs. Parttime staff make up nearly half the seasonal work force in some communities. Pontiac makes good use of part-time seasonal staff. At the time this plan was prepared, the city was employing 13 part-timers out of 29 parks and grounds seasonal employees and 12 part-timers out of 14 golf course seasonal employees. 9. Review insurance coverage and patterns of claims to determine if coverage can be cut back to a more appropriate level in line with sources ofliability. The extra cost of including volunteers under the city's insurance package should be weighed against the expected benefits to be derived from a full-scale volunteer program. 10. Incorporate performance measures and employee incentives that encourage and reward efficiency. Since Pontiac is compelled to exercise fiscal conservation, nonfinancial motivators such as employer and public recognition must be enhanced. Increases in benefits and salaries should be tied to productivity increases that can be realistically measured. Such incentives are not readily apparent in Pontiac; without them, the level of services and productivity is likely to decline. Page6.3 �Improve park security by providing the Community and Human Services Department with its own security budget with which to buy security services from "the Pontiac Police Department. As of preparation of this plan, the CommWlity and Human Services Department had to request police protection for the parks. It was often dissatisfied with the amount of time officers devoted to patrolling parks. The CommW1ity and Human Services Department believes that this problem will be reduced if its budget is increased to allow it to contract directly with the Police Department for specific security patrols at specific times. It is expected that the CommWlity and Human Services Department will be best nble to determine the most important times for providing police patrols in each of the city's parks . The Police Department will retain responsibility for responding to specific criminal activities in parks at all times. BACKGROUND INFORMATION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Communities provide park facilities in accordance with the electorate's desires and ability to pay, not according to national or regional "standards." Wealthy commW1ities can be responsive to the expressed and anticipated desires of recreation facility users. Less wealthy communities must carefully prioritize commW1ity recreation expenditures. Notwithstanding these obvious limitations, it is common for commWlities to consider national or other "norms" to evaluate the adequacy of their parks. The Pontiac 2000 Plan included standards based on recommendations of the Michigan Department of Natural Resources, the National Parks and Recreation Association, and the Urban Land Institute. The Pontiac 2000 Plan noted that ''These standards are not intended as absolute requirements, but as general guidelines when considering future park development." They suggest a minimum standard of approximately 10 acres per 1,000 people in urban areas. The City of Pontiac met this standard in 1980 and in 1990. The size of Pontiac existing park facilities compare favorably with other communities of similar population. A 1984 study by Gerald Luedtke and Associates foWld that several Michigan communities with populations in the 70,000 to 80,000 range had park systems no more extensive than Pontiac's. Per capita income of the other cities is, on average, higher than Pontiac's. Page 6.4 • • • • • • �, Table 6-1 _ _ _ _ _ _ _ _ MINIMUM RECREATION SITES STANDARDS _ _ _ _ _ _ __ Size Standards per 300 Families or 1,000 Persons Minimum Facility Size Service Area 1/4 acre 1/4 acre 1/8 mile Neighborhood Playground 1.5 acres 4 acres 1/2 mile Neighborhood Park 2.0 acres 6 acres 1/4-3/4 mile Community Park and Playfield 2.5 acres 20 acres 1-1 1/2 miles City-Wide Park 4.0 acres 50 acres 3.0 miles Facility Tot-Lot Source: Pontiac 2000 Plan based on standards published by the Michigan Department of Natural Resources, the National Park and Recreation Association and the Urban Land Institute. Table 6-2 PARK SYSTEM COMPARISONS _ _ _ _ _ _ _ _ _ __ City Permanent Park Maintenance 1980 Employees Population Acreage CityWide Number of Parks NeighTot Com• munity borhood Lots Pontiac 76,715 590 16 2 9 12 12 Saginaw 77,508 541 38 4 8 19a 4 Kalamazoo 79,722 550 17 2 0 10 9 Royal Oak 70,893 480 20 NA NA NA NA St. Clair Shores 76,210 235b 23 23 0 a) b) c) d) e) sc sd Includes 10 school/park combinations. Approximate city-owned acreage only. Includes marina and fishing pier. Includes 6 school sites not maintained by city. Includes 19 school sites not maintained by city. Source: Telephone survey conducted in April, 1984 by Gerald Luedtke and Associates, Incorporated. Page 6.5 �Table 6-3 PARK AND COMMUNITY CENTER USAGE Percent Who Use Facility Park Community Center Percent Who Use Facility Beaudette Murphy Galloway Lake Hawthorne 12.9 8.4 1.9 19.8 Holland Hayes J ones Howard Dell David Ewalt 8.4 4.2 11.0 8.7 J aycee Aaron Perry Oakland Crystal Lake Other 52.5 None 11.0 6.5 3. 5 2.7 Robert Bowens (Senior) Lakeside None 11.4 0.7 75.3 Source: 3. 6 Preliminary results from the 1984 Parks , Recreation, and Transportation Survey, conducted by Gerald Luedtke and Associates, Incorporated. The survey question reads as follows : ''Which Pontiac parks (community centers) do you or your family use or visit most often?" Pontiac residents have reported a reluctance to use parks due to fear for personal security; observations by the Community and Human Services Department confirm low park usership in some parks. In 1984, Gerald Luedtke and Associates did a telephone opinion survey of Pontiac residents. The survey found that: Many Pontiac residents no longer use the city's park facilities because they have a negative image of the parks. These citizens feel that the parks are unsafe, or unattractive, or uninteresting. There has been a definite decrease in park usage by family groups for picnics, family reunions, church social gatherings, etc. To some degree, this poor image is true. Many of the parks do have obsolete equipment, vandalized facilities , substance abuse, theft, and other forms of crime. This negative image was believed to far exceed any real tife problems which actually existed in the parks . However, more recent field surveys conducted by the Pontiac Community and Human Services Department indicate that some parks receive very little patronage. Usage is low in both well-maintained and less well-maintained parks. According to the Pontiac Community and Human Services Department, low park usage is sometimes due to lack of facilities and programs. For example, Beaudette Park is a very attractive facility. However, the Community and Human Services Department believes that a lack of picnic tables and grills has resulted in lower usage than would otherwise be expected. Some parks do not have satisfactory restroom facilities; a complaint that is often heard by the Community and Human Services Department. Page 6.6 II II II II II II II II II II II • • • • �The Community and Human Services Department believes that good recreation programs are one of the best ways to encourage park usage and heep crime_ out of par/ls. Past experience at Murphy Park is a case in point. Attempts to close that Park to keep drug and prostitution traffic out have not always been successful since it is possible to go around the barriers at entrances. However, the Community and Human Services Department's sledding and toboggan program brought in 600 to 700 people per weekend. That kind of legitimate traffic kept illegitimate traffic out. In the more distant past, Pontiac has allowed itself to be over encumbered with recreation facilities which are costly to maintain. The Ewalt, Holland and Dell recreation centers are the most recent indoor facilities. They more than doubled the number of indoor facilities which previously existed, i.e. the Bowens and Hayes-Jones facilities. The five indoor facilities now in the city's inventory put a very difficult strain on the city's recreation facility maintenance and operational budget. In the more recent past, Pontiac has concentrated on providing quality, maintenance free equipment rather than on acquisition or expansion of parks and recreation centers. The Grounds Division's new equipment acquisition policy has placed strong emphasis on putting vandalproof equipment in locations that are easy to patrol. Although this policy has been in effect for nearly a decade, the Grounds Division recommends that future budgets continue to provide for additional vandal proof equipment to replace obsolete equipment and to provide intensive recreational opportunities in appropriate locations. Money for new recreation facilities is available to Pontiac through Michigan's recreation bonding program; this money must be carefully spent. The Michigan Quality of Life Recreation Bond Program provides $70,000,000 state-wide over a period of years. During the past two years, Pontiac became eligible to receive $155,000, contingent upon providing the required but as yet Wlavailable match. Over the life of the program, the city is eligible to receive a total of $750,000. The total matching must amount to one dollar of local money for each three dollars of state money received. A one-to-one match may be required if the city elects to use Community Development Block Grant money for matching. The $155,000 which the city became eligible to receive during the past two years could provide needed restroom facilities at Jaycee Park, Aaron Perry Park and Beaudette Park. Page 6.7 �• Table 6-4 EXISTING PONTIAC PARKS _ _ _ _ _ _ _ _ _ __ II II II II II II II II II II Residential Planning Area 1 1. 2. 3. 4. 5. 6. 7. 8. 9. Provided by Pontiac Planning Division Pontiac Central High School Washington Junior High School Crofoot Elementary School Beaudette Park Crystal Lake Park Basley and Brush Park Municipal Golf Course Whittier Elementary and Je!Terson Junior High School Residential Planning Area 2 10. 11. 12. 13. Wisner Stadium and Elementary School (confirm) Walt Whitman Elementary and Lincoln Junior High School Aaron Perry Park McCarmll Elementary School 14 . Oakland Park 15. Mark Twain Elementary School 16. Provided by Pontiac Planning Division Residential Planning Area 3 17. 18. 19. 20 . 21. 22. 23. Human Resource Center/ Oriole Field Longfellow Elementary School Eastern Junior High School Provided by Pontiac Planning Division Robert Frost Elementary School South Kiwanis Park Murphy Park Residential Planning Area 4 24. 25 . 26. 27. 28. Henry Owen Elementary School Louisa May Alcott Elementary School Provided by Pontiac Planning Division NorthKiwanisPark Terry Lake \ Residential Planning Area 5 29. 30. 31. 32. Pontiac Northern H. S. / Madison J . H . S. / Northeast Oakland Vocational Center LeBaron Elementary School Emerson Elementary School Provided by Pontiac Planning Division Residential Planning Area 6 33. 34. 35. 36. 37. 38. Hawthorne Park/ Nathanie / Hawthorne Elementary School Weaver Elementary School John F. Kennedy High School Jaycee Park/ Malkin Elementary School Galloway Park Florence and Mary Herrington Elementary School Page 6.8 Ill Ill Ill •Ill - �Figure 6.1 EXISTING PONTIAC PARKS -~ - - - oil iiiii1i1 . . ..I --a .. liol ~ 0'~- - 0 U iii - >;tt ..,_. - - ,_ fd .... ,-.. . . - -- • - - - - - 1i11i 11111 . . . . . :;I ff ' . ,. ·; t J I :l 00[] Residential Planning Area Designation [0101 Designates Existing Park (see Table 6.4) i " .J ~ ll 0F'-! ___~0 Page6.9 �• • • •II Figure 6.2 DESIRABLE PARKS and PARK IMPROVEMENTS for PONTIAC E) .J E) 0 0 J 0 1111 1 MILE Ill '!-- ~ ~ Residential Planning Area Designation Existing Park New Park (see Table 6.5) ~ ~ Modification to Existing Park (see Table 6.5) Page 6.10 II II II II II II II > ~ J 3 "'... - . z .., ._ ~ .l • • • 1111 �Table 6-5 _ _ _ _ _ DESIRABLE PARKS and PARK IMPROVEMENTS for PONTIAC _ _ _ __ This table and Figure 6.1 present a desirable array ofparks for the City ofPontiac. The array i1Lcludes existing parks and new parl,s. This table calls for reductions in the size of Hawthorne Park and Murphy Parh in order to ,u:commodate plarming objectives which are not directly related to park and recreation needs. In total. the collection of parks shown on this table urul on Figure 6.1 is not completely affordable at this time 1ior for the foreseeable future. The total collection is included as backRrourul information for reference purposes only. It does not constitute a recommended parh system which must be tal,en as a whole in order to be desirable. Residential Planning Areal l. Provide new neighborhood park; a site near Howland Avenue and Crestwood Street would be desirable. 2. Provide new neighborhood tot lot; a location in the northern part of Franklin Street Neighborhood Housing Services area would be desirable. 3. Improve Hayes.Jones Community Center. 4. Develop Seminole Hills Tot Lot. 5. Retain and maintain existing parks. Residential Planning Area 2 l. Retain and maintain existing parks. Residential Planning Area 3 l. Reduce the size of Murphy Park to accommodate private residential development; improve remaining park area; redevelop park so that grounds and facilities are more secw-e and visible from Martin Luther King, Jr. Boulevard. 2. Retain and maintain other existing parks. Residential Planning Area 4 l. Redevelop Optimist Park (West Fairmount near Hollywood). Residential Planning Area 5 l. Retain and maintain existing parks. Residential Planning Area 6 l. Scale back Hawthorne Park to accommodate institutional development, if opportunity arises; retain and maintain remaining land area; redevelop facilities for more intensive use; accommodate the Telegraph Road extension. 2. Develop 50 acre Collier Road Park on the Collier Road land.fill site; consider facilities for sledding, tobogganing and skiing to replace those at scaled back Murphy Park. 3. Provide two new neighborhood parks in the northwest pa1t of Area 6 as residential development occurs; the parks should be north of Walton Boulevard, with the first priority being the area between Telegraph Road and Baldwin Avenue and the second priority being to the west; land acquisition could occw- concurrent with residential development. 4. Provide two new neighborhood parks in the northeast part of Area 6 as residential development occw-s; the parks should be north of Walton Boulevard, one to the west of Galloway Creek near Joslyn and the other to the eru;t of the Galloway Creek in the Giddings Road area; land acquisition could occur concurrent with residential development. 5. Improve Galloway Community Park in accordance with ongoing improvement plan. 6. Retain and maintain existing parks not otherwise mentioned. Page6.ll �Traditionally, park planners have found it desirable to maintair:z, a broad complement of park facilities. Such a complement of facilities might be based on the.following strategies: Provide a community park with a wide range of facilities and programs in each of the seven Council districts. Provide a neighborhood-oriented playground (School Board or city) to serve each of the neighborhoods bounded by arterial streets. Supplement with passive parks where appropriate. In areas of higher density, provide convenient mini-parks when areas are not serviced by other public or private neighborhood parks. In all community parks and where appropriate in neighborhood parks, retain natural areas for both environmental reasons and ease of maintenance. Use resident surveys and park use observations to plan the details of park facilities and programs; since some parks currently seem to receive little use, the reasons should be determined. Table 6-5 and Figure 6.2, both entitled "Desirable Parks and Park Improvements for Pontiac" identify a broad complement of parks which illustrates one way to respond to the above strategies. Traditionally, park planners have found it desirable to allocate park facilities and resources in coordination with a city's overall development, redevelopment and revitalization goals and policies and in accordance with special needs. These considerations can be detailed as follows: Recreation space and facilities should be coordinated with efforts to revitalize areas of the city. Neighborhoods which contain economically and socially disadvantaged citizens should receive some priority in developing recreation areas and programs. The needs of elderly citizens should also receive some priority in program and facility development. Recreation areas should be consistent with objectives to preserve the natural environment and protect sensitive environmental resources from development. Page 6.12 II 11 ~ II II II II II �Chapter 7 PONTIAC CIVIC CENTER ANALYSIS and PRELIMINARY OPTIONS and CONCLUSIONS _ _ _ _ _ _ _ _ _ __ CITY HALL ANALYSIS and C O N C L U S I O N S - - - - - - - - - - - - - - - - 1. OBJECTIVE To assess the general employment trends and space utilization needs of City Hall to determine if any other departments can be located there or conversely, is there a space shortage. 2. EXISTING CONDITIONS Table 7-1 summarizes the location of the offices in City Hall while Table 7-2 summarizes the departmental employment levels and projections. The latter is based upon interviews with department heads. On balance, there will be a projected staff reduction of about five percent or six people. Given the extent to which employees are now working in converted halls and storage rooms, this will not free up significant space. However, both the Law and Finance Departments indicated that their work flow would benefit from some space rearrangement. The Personnel Department lacks an on-site training or conference room. Such rearrangement should follow an architectural or detailed space needs study of those departments. 3. SERVICE TO PUBLIC The functional allocation by floor and thus accessibility to the public appears to be logical. It follows the pattern typical of most city halls, i.e. City Clerk, citizen-oriented finance divisions and public information on the floor where people enter. 4. CONCLUSIONS City Hall should continue to accommodate essentially the same municipal functions that are located there now. This assumes that option A (page 7.5) is not implemented, i.e. adding a third floor to City Hall. A detailed space rearrangement study should be made of the Finance and Law Departments plus a training room for Personnel. Otherwise, as the minor staff reductions occur, the opportunity should be used to make the interior more "user friendly" by interior design modifications that preserve the architectural integrity. Such improvements might include brighter ceilings and more consistent sign graphics to eliminate the existing wall "clutter." Page 7.1 �Table 7-1 _ _ _ _ _ _ _ _ OFFICE LOCATIONS WITHIN CITY HALL _ _ _ _ _ _ _ _ __ Ground Floor: • • Personnel Finance (administration, internal audit, purchasing, data processing, etc.) First Floor: • • • • Finance (income tax and treasurer) Management Affairs (Mayor's office) City Clerk Communications (City Council) Second Floor: • • • • • Law Finance (assessor) Council Chamber Mayor City Council office II II II II II II II II II II II II II • Page 7.2 �Table 7-2 _ _ _ _ _ _ _ _ _ _ CITY HALL EMPLOYMENT STATUS _ _ _ _ _ _ _ _ __ Department Current Full Time Staff Finance 73 • Space adequate although rearrangement desirable • Projected staff reduction 1990-1995 Law 11 • Space adequate although some rearrangement desirable • No staff change Mayor 11 • • Modest staff increase Space adequate Personnel 10 • No change City Clerk 5 • Space adequate/no change City Council 6 • Space adequate/no change Other Locations: Community Development Growth Group P.W. Engineering 37 11 Status or Projections 12 Page7.3 �ONE-STOP DEVELOPMENT SERVICES ANALYSIS _ _ _ _ _ _ _ _ _ _ _ _ __ 1. OBJECTIVE To assess the feasibility of placing those agencies responsible for issuing development permits in the same location as a "one-stop" development service office. Agencies responsible for issuing permits include Engineering, Water and Sewer, Inspection Services and Planning. Anyone seeking any kind of development permit could come to this one office which would have technical personnel from several departments at that location. From a locational standpoint, proximity to both City Hall and the Growth Group (economic development agencies) is desirable, particularly the latter. 2. EXISTING BUILDINGS As a result of interviews and site visits, the following has been determined: City Hall: Although some minor space rearrangement is possible to both improve existing offices and free up space, this would not provide enough space for the development services cluster. Transportation Center: Although adequate for Community Development's space needs, there is little excess space and the location is remote from City Hall. Some thought is being given to using this as a conference center. About 8,600 square feet is used by the department. Public Works: This location is even more remote from City Hall and not convenient for visitors. The space is adequate in quantity but not in quality for offices oriented to the public, particularly prospective developers. Some 3,900 square feet is used by Engineering although not all of this is needed for the current staff. 3. THE CONCEPTUAL FRAMEWORK Conceptually there are four components to city government. These components are: Development: The agencies responsible for issuing permits, including Engineering, Water and Sewer, Inspection Services and Planning. These all deal extensively with that portion of the private sector engaged in dev~opment. The Growth Group also deals extensively with the private development community and therefore might be included in this overall cluster. Public Safety: Primarily fire and police. Municipal Services: These are the other line or service agencies such as public utilities, public works, highways, recreation, human services, library and similar line or service agencies. Administration: These are the "staff' offices that serve the above three, e.g. law, finance, personnel, the Mayor's staff, etc. Ideally, each of these components should be physically located in close proximity to one another. However, this is not practical due to the extensive shop and storage facilities of such line agencies as Public Works and Utilities. Page 7.4 II II II II II • �4. THE OPTIONS As shown in Figure 7.1, the civic center campus includes three city buildings (Fire, Police and City Hall), two School Board buildings and the credit union. City Hall itself has a classical symmetry which means any addition would be architecturally problematic. This leaves four basic options if the one-stop development office is to be located near City Hall: A. Add Third Floor to City Hall: There is the potential to add a third floor of some 10,000 square feet. B. Advantages: • • Maximum proximity to Mayor and other City Hall offices. Shares parking space with existing facilities; some additional parking will be needed. Disadvantages: • • Costly in spite of ability to use existing building infrastructure. Space would still be tight with no room for expansion. New Building on the Civic Center Campus: A new building could be constructed between City Hall and the School Board. Advantages: • • • Disadvantages: C. • • Cost of new building. Possible cost of structured parking. School Board Administration Building (should it become available): Advantages: • • • Disadvantages: D. Adequate office space can be provided. Convenient to City Hall and relatively convenient to Growth Group. Shares parking space with existing facilities; some additional parking will be needed. • No construction costs yet a fairly new building. Convenient to City Hall and relatively convenient to Growth Group. Shares parking space with existing facilities. Not available in short run unless School District makes unanticipated changes. Old Pontiac Central School Building (should it become available): Advantages: • Preserves an important historic building and landmark. Disadvantages: • Substantial construction costs for retrofitting. Parking may be inadequate unless additional site area acquired . Only relatively convenient to City Hall and relatively convenient to Growth Group. Not available in short run unless School District makes unanticipated changes. • • • Page 7.5 �E. Water Street Area of Downtown: The Growth Group is now located at Water Street and Saginaw. This option would locate the development service office along Water Street between Saginaw and City Hall in either a recycled or new building. Advantages: • • • Disadvantages: • Optimum proximity to both City Hall and Growth Group. If recycled existing building can be used, less costly than new construction. Most directly assists downtown revitalization in general and bridging "the gap" between the Phoenix Center and the CBD core in particular. Not adjacent to City Hall. This analysis assumes the Growth Group will remain in downtown at their present location. Another option would be for them to join the "development center" at one of the Civic Center sites. Note: THE CIVIC CENTER CAMPUS ANALYSIS _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ 1. OBJECTIVE To assess the urban design implications of the "City Hall Analysis and Conclusions" section and the "One-Stop Development Services Analysis" section for the campus area. 2. ANALYSIS As indicated in the "One-Stop Development Services Analysis," if any expansion of the City Hall building occurs, it could best be achieved by adding a third floor rather than by ground floor additions. However, the analysis suggests that if the "one-stop" development complex is to be located in the Civic Center, a new building just south of City Hall may be more cost effective. The parking analysis below is particularly relevant. The Police Department building recently went through extensive interior renovation and therefore is generally adequate to serve the foreseeable needs of the department. \ The other components of the Civic Center are as follows: a. School District Administration Office: No physical change anticipated. b. Credit Union: No physical change anticipated. c. School District Human Resources Center: Currently all space is utilized. The Fire Department and continuing education building are across Pike Street; so too is the Old Pontiac Central School Building which now serves as a placement center for the Pontiac School District. Page 7.6 II II II II II II II II II II II II II II • �3. PARKING The three buildings listed above each have there own parking lots. The large lot behind City Hall has 278 spaces and also serves the Police Department building. Obviously, in Wlique situations all four lots (626 spaces) function as one to provide overflow parking. However, the existing lot meets the normal daily needs of the two buildings. Only if a City Hall "annex" is constructed to the south (where a 22-space lot is now located) would additional City Hall parking have to be obtained either by a shared arrangement with the Human Resources Center or construction of a parking deck. The Police Department parking lot on the west side of the Police Department building is often filled with Wlsightly busses. 4. URBAN DESIGN CONCLUSIONS Downtown Linkage: A strong streetscape corridor should be designed and developed along Pike Street to better link City Hall and the rest of the Civic Center complex with downtown and thereby encourage pedestrian traffic. The corridor should have special sidewalk materials, quality street lights, trees and other amenities. A pedestrian linkage at Water Street could be considered. Such a linkage would be more convenient to the core of the Civic Center, but it would probably not be much used Wlless served by a traffic light. A pedestrian bridge could be considered at Water, but this would block the view of the Pontiac Central School Building, which is too important and beautiful a landmark to be effaced by a structure of such questionable necessity. A raised pedestrian pathway should be developed parallel to the east side of Wide Track. Such a pathway would provide a promenade with an elevated view of downtown. It would offer a pleasant opportunity for pedestrians to get from buildings in the Civic Center complex to the proposed Pike Street pedestrian pathway. New Architecture South of City Hall: If a new building is built south of City Hall, it should be designed by a very talented architect who is able and willing to relate it artistically to the existing City Hall building and the existing School Administration building. An architect willing to submerge his design ego as Antonio da Sangallo the Elder did at the Piazza della Santissima Annunciata is needed (see Figure 3.12, Chapter 3 of this plan). Parking: The existing main parking lot would benefit from more trees and landscaping. There should also be better directional graphics. The Police Department parking lot on the west side of the Police Department building should be relocated for aesthetic reasons. Until it is relocated, it should be screened by a low masonry wall or evergreens and it should be used to park no W1sightly or large vehicles. Page7.7 �II II Ill Ill Ill 1111 1111 ... . -~. ., 1'!. .....'"-;\ •·•· .·:. ...•·... II II II II II -~ \ II , ', ~~ ~ ' ' .\ . r·· '; I\ \ Page 7.8 ·••I' \ �Figure 7.1 CIVIC CENTER AREA USES and PROPOSALS Opposite Page Notes for Figure 7.1 1. City Hall: City Hall can be expanded to provide for a "one stop" grouping of municipal development services including Engineering, Water and Sewer. Inspection Services and Planning. The Growth Group could also be included in this array. The original plans for City Hall made provision of a third floor. 2. Open site south of City Hall: This site could accommodate a "one stop" grouping of municipal development services. Construction of a new building at this location would probably be cheaper and less disruptive than would be construction of a third floor on City Hall. The new building would be somewhat less conveniently located to parking. If a new building is built at this site, it should be designed by a very talented architect who is able and willing to relate it artistically to the existing City Hall building and the existing School Administration building. An architect willing to submerge his design ego as Antonio da Sangallo the Elder did at the Piazza della Santissima Annunciata is needed (see Figure 3.12). 3. School Administration Building: If the Pontiac School Board were to relocate its administrative functions elsewhere, the existing building could accommodate a "one stop" municipal development services facility. In either case, no major physical change is anticipated for this building. 4. Old Pontiac Central School Building: If the Pontiac School Board were to relocate its placement functions, this building could accommodate a "one stop" municipal development services facility, but it is less convenient than any of the possibilities mentioned above. The area available for on-site parking is inadequate. 5. Water Street Site Downtown: A site on or near Water Street could accommodate a "one stop" municipal development services facility. Depending on the particular building that might be available, costs could be relatively modest. Downtown revitalization would be promoted. A Water Street location would be very convenient to the Growth Group, less convenient to City Hall. 6. 9. Policy ffepartment Building: No major physical change is anticipated for this building. 10. Municipal Credit Union Building: No major physical change is anticipated for this building. 11. Fire Department Building: No major physical change is anticipated for this building. 12. Streetscape Corridor: A strong streetscape corridor should be developed along Pike Street to link the Civic Center with downtown. The corridor should have special sidewalk materials, quality street lighting, trees and other amenities. 13. Raised Pedestrian Pathway: A raised pedestrian pathway parallel to, but up the hill from Wide Track Drive East could connect the Civic Center to Pike Street. It would separate walkers from the unpleasantness of Wide Track trallic and provide them with an elevated view. The pedestrian way could be developed with a retaining wall and landscaping to form a "base" for City Hall and the other Civic Center buildings. 14. Main Civic Center Parking Lot: This lot has 278 spaces which serve City Hall and the Police Department building. If a new building is constructed at site 2 (see discussion above), some provision will be needed for additional parking. A parking deck is one possibility. Shared use of School Board parking is another. Additional trees are needed whether or not a parking deck is constructed. 15. Pike Street. 16. Wide Track Drive East. 17. Wide Track Drive West. 18. Department of Public Works Facility: Relocation of this facility to either the water distribution site on Opdyke Road or to the sewage treatment site on Auburn Road is possible. If Public Works engineering functions join pe1mit issuing divisions in a "one stop" development services location, then the rational for relocation is strengthened. The existing location is central, but the facility is not modern. 19. Wide Track Drive West. 20. Wessen Street. Growth Group Facility. 7. Transportation Center: This is an inconvenient location for the Pontiac Community Development Department. 8. Police Department Parking Lot: This lot is often home to unsightly busses. It is too visually prominent a location for such parking. A section of the main Civic Center parking lot (site 14) should be cordoned ofJfor such parking. The Police Department parking lot should be ripped up or screened with a low masonry wall and used for passenger vehicles only. Page 7.9 �PUBLIC WORKS BUILDING ANALYSIS _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ 1. OBJECTIVE To assess the future of the W essen Street facility. 2. ANALYSIS The 1980 Comprehensive Plan advanced the idea of moving the Public Works Department to a new building either at the Public Utilities/water distribution plant site on Opdyke Road near South Boulevard or the Auburn Road sewage treatment plant site. The existing location may be central to the balance of the city but otherwise hardly provides a modem building in pleasant setting. If the engineering division is moved to a new "development services office," this increases the argument for relocating the "line" functions. The case would be further enhanced if the property could be marketed for redevelopment. The related difficult question is where the Director of Public Works should be located. Some cities have opted for having the director with engineering at the office close to or in the downtown City Hall. Others have opted to keep the director with the line divisions at a location that has to be relatively remote from City Hall in larger cities. There seems to be no ideal solution. 3. CONCLUSION Although not a priority issue, assuming Public Works Engineering is moved to the development services center and there is a reasonable prospect for private redevelopment of the Wessen Street tract, then consideration should be given to moving the line functions to the Opdyke Road location although it is recognized that there is a limited amount of vacant land on the tract. Inevitably there are cost savings by having the Public Works and Public Utilities operations and maintenance facilities adjacent to one another. • • • •II II II II II II II II II II Page 7.10 • • •II �Chapters GROWTH ENHANCEMENT POLICIES and DEVELOPMENT POTENTIAL REPORT _ _ _ _ _ _ _ _ _ _ __ A Summary of Findings with Pertinent Policies INTRODUCTION--------------------------- The PHH Fantus Company, the nation's oldest and largest economic development consulting firm, prepared development potential and growth enhancement reports for the comprehensive planning program. Fantus' charge was two-fold: 1) to assess Pontiac's development potential for various types of economic activity, and 2) to make recommendations to guide the city in attracting new economic activity. Fantus' analysis and recommendations encompassed the whole city but focused on five designated study areas. Fantus' analysis and recommendations are summarized in this chapter of the plan. Following this Introduction, the chapter is divided into two sections. The first section, entitled "Growth Enhancement Policies," provides recommendations for addressing the city's larger development issues and for developing each of the study areas. The second section, entitled "Development Potential Report," discusses the economic trends affecting Pontiac, examines each of the five study areas, and analyzes how Pontiac's strengths and weaknesses relate to the most important requirements of major economic sectors. GROWTH ENHANCEMENT POLICIES _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ a Summary of PHH Fantus Recommendations The city should contribute to, encourage and prod efforts by the school board and other relevant parties to improve the local public education system. School deficiencies are the most serious problem the city faces. The city's schools are producing a labor force unequipped to compete in today's market place. Poor schools keep out of Pontiac the middle class population it would like to attract. The city should foster a four part alliance to coordinate public school improvement efforts . The alliance should include the School District, the city, the private sector business community and the United Auto Workers. This alliance should develop a cooperative program for school district improvement. The resources of retired executives and UAW workers should be employed on a volunteer basis. Oakland Community College, Oakland University and Wayne State University should be invited to contribute technical assistance. Financial problems will increase if General Motors wins its tax abatement suit. The year 2001 will bring the end of the tax abatement for Oakland Technology Center. This will double the school district's tax base. The city should contribute to, encourage and prod efforts to improve labor availability and quality. Labor availability and quality are the most important issues in business location decision. Pontiac's resident work force lacks the skills to be competitive. Basic reading and computational skills must be enhanced. A strong vo-tech curricula in the public schools is critical to preparing students for a vo-tech training at Oakland Community College. The city should take meaningful steps to reduce crime. Crime and the perception of crime chases away desirable residents, customers and workers, particularly female workers. A highly visible effort to reduce crime should be concentrated in the downtown. Foot patrol and/or mounted police should be part of the effort, particularly downtown. Page 8.1 �The city as a whole should continue to talze specific and positive steps to improve community cooperation; and so too should each individual elected official and administrator. Progress to this end had been made in the months prior to completion of this plan . However, long standing practices and perceptions are difficult to reverse and are a negative for the city's economic development efforts. The portion of the business community interviewed by the PHH Fantus Company for this plan sees two very serious problems: 1) the lack of cooperation between the Mayor and the City Council, and 2) the lack of appreciation of private sector needs. The following remedial actions are recommended: 1) the Mayor and City Council should conduct a retreat to establish an economic development consensus ; 2) the Growth Group or a third party should put on training seminars to educate top city agency staff on the city services needs of the business community; 3) top city staff and elected officials should attend management development seminars; 4) public-private coordinating council should be established to meet regularly on issues of local concern; 5) the city should settle its problems with General Motors amicably, not in an adversarial way, and it should work cooperatively with General Motors whenever possible in future endeavors; 6) the Mayor and top agency staff must work to establish better working relations with Oakland County leadership and staff. The city should take specific steps to correct real problems that give Pontiac a poor image; public relations are not enough. For all the reasons discussed elsewhere, Pontiac has such a negative image that it will not even be considered by many private sector economic development decision makers. No amount of public relations will overcome the city's negative image. The City of Pontiac must show that it recognizes the problems, is willing to make sacrifices and devote the resources necessary to address them and can achieve results. Further, the city should reject such negative facilities as the proposed county incinerator, correctional facility, and halfway house. These and social service facilities such as missions exacerbate Pontiac's image as the center for Oakland County's social ills. The city already has a disproportionate share of such facilities. The city should lower property taxes. Except for the most capital intensive industries, property taxes comprise less than 10 percent of the total geographically variable operating cost; usually they amount to three to four percent. Relative to labor costs, investment costs and freight costs, property taxes are not normally important. They become important when all other considerations are equal. They are killers when they are a negative on top of many other competitive negatives. In Pontiac, property and income taxes are business climate issues. The city must lower property taxes and, as soon as possible, eliminate its income tax in order to be perceived as moving in the right direction. The city should improve the efficiency of municipa{ service delivery. The following three actions are recommended: 1) make productivity the basis for future wage bargaining with municipal unions; 2) privatize municipal services to the extent possible; and 3) privatize Pontiac General Hospital, the Silverdome, the golf course and the cemetery. The city may be able to leverage additional resources from the state, if it can show that it is improving efficiency. However, dependence on outside resources is not recommended. The city should broaden and strengthen its local economic development effort. At the moment, staff responsibilities for the Growth Group fall more in line with organizational affinities than programmatic functions. Economic development is too competitive for this to continue. The Growth Group staff should be organized along programmatic functional lines such as business and industry retention, business and industry attraction (foreign and domestic), small business development, and broader community development issues. Special programs can also be considered as the basis for staff organization. The level of professionalism of the economic development staff Page 8.2 • • •II II •II II II II II II II II • • • •II �must be constantly upgraded through training and seminars. The city's best economic development potential is to attract small firms and start-ups. The following approacbes are suggested by PHH Fantus: 1) continue to provide financing and property related incentives to reduce operating costs. but do not impose "local hire" requirements and "minority hire" requirements; 2) become knowledgeable about the plans for Oakland Technology Park in order to devise a plan to attract related businesses; 3) use "targeting" to identify manufacturing and office businesses that most benefit from the city's strengths and are least harmed by its weaknesses; 4) develop incubator space; and 5) develop a technology transfer program that links new businesses with Oakland University and other educational institutions. Finally, little effort should be invested in external marketing until the basic community development issues discussed above and the remedial issues de •·cribed below are addressed. The Growth Group should market Pontiac's strengths. Relative to competitors in Oakland County, Pontiac has strength in: 1) unskilled labor availability, 2) vocational-technical education, 3) higher education. 4) corporate air service, 5) infrastructure, and 6) real estate costs. Relative to communities in other parts of Michigan and in other states, Pontiac has strength in: 1) market access, 2) highway access, 3) trucking service, and 4) commercial air service. Targeting efforts should focus on these strengths. The city should work to provide industrial sites and office and industrial buildings. Over 70 percent of Fantus' locational engagements begin with a building search. Modern industrial space in the 40,000 to 50,000 square foot range and ''flexspace" in a smaller range are in great demand. With little inventory of attractive buildings, Pontiac is at a disadvantage. The city should inventory all vacant and underutilized sites and publish a directory indicating zoning, ownership, access, attractiveness for development, assessed valuation, and potential environmental problems. The city should work with General Motors to determine the feasibility of acquiring the South Boulevard facility for reuse and/or redevelopment. The city should also work with the U.S. Army and the state's congressional delegation to determine the feasibility of acquiring the South Boulevard Storage Facility for redevelopment or reuse. The South Boulevard - Opdyke Road area offers the very best potential for developing industrial-type facilities in Pontiac. Pontiac has office sites downtown and at Clinton Valley, but limited building offerings. The City should modify its incentive policies and improve the application of incentives. In order to attract new businesses, Pontiac has offered land cost write downs, financing at below market interest rates, tax incentives and training assistance. These incentives do not normally drive location search or expansion decisions. Much more important are labor costs and transportation costs. Also more important are access to markets, labor availability and quality of life. Incentives serve as a tie-breaker when these other considerations are equal. It is recommended that incentives be used more sparingly and only to secure firms with a high probability for survival after the incentives are withdrawn. It is also recommended that "local hire" requirements be dropped. Labor quality and availability are too important to be constrained. Page8.3 �DEVELOPMENT POTENTIAL REPORT _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ a Summary of PHH Fantus Findings Oakland County has experienced tremendous growth since the mid-1980's, but Pontiac has not participated fully in the county's growth. Examples of the growth differential are: • Oakland County experienced a net population increase of 10 percent between 1980 and 1989. Pontiac's population decreased by 3.1 percent over the same period. • Pontiac's unemployment rate-still in double digits-has remained twice as high as the county's unemployment rate. • The household income levels of Pontiac residents have averaged nearly 35 percent less than in the county. While Oakland County has experienced its greatest growth between 1984 and 1989 in the contract construction; finance , insurance, and real estate; services; and retail sectors; Pontiac's economy has remained stagnant. Excluding General Motor's employment, Pontiac's manufacturing sector is extremely small. There are few manufacturers employing over 50 employees. Despite its level of employment in Pontiac, General Motor's employment and sales effects on the city have declined. The decline has been experienced in the following specific ways: • A growing percentage of General Motor's jobs in Pontiac have been held by non-Pontiac residents. • There are virtually no General Motor's suppliers located in Pontiac. • Pontiac employees not living in the city do not frequent Pontiac retail establishments. Pontiac's economic strengths and weaknesses were analyzed as they relate to the most critical needs of six different economic development sectors. The six sectors are: • • • • • • Headquarters Office Facilities Back-Office Facilities High-Tech Manufacturing Traditional Manufacturing Distribution Facilities Retail \ Of the six sectors, distribution presently offers the best fit for Pontiac; headquarters office facilities are unlikely to be attracted to Pontiac. While Pontiac offers a number of advantages for each sector, the city also exhibits a number of basic and critical disadvantages for developing each sector. These disadvantages relate largely to: • • • • • • Page 8.4 the quality of Pontiac's resident labor force; the limited willingness of nearby labor force to work in Pontiac; poor labor-management relations; the perceived low quality oflife in Pontiac; the perceived negative image of Pontiac; and limited real estate availability. • • • • •II II II �HIGHWOOD Industrial Park is the city's only significant industrial land offering, but it is questionable whether its advantages overcome its negatives, especially relative to the attractiveness of competing sites within the county. Highwood is rated positively on available acreage, land costs, and improvements. It is rated negatively for access, attractiveness, and compatibility with surronnding uses. SILVERDOME Industrial Park lacks acreage; this renders the park not viable as a site for significant development. Silverdome is rated positively on land costs, access, improvements, compatibility of use, and for having attractive buildings for lease. It is rated negatively only for lack of available land. SILVERDOME air rites present an unusual development challenge; this combined with a growing oversupply of office space and hotels in the 1-75 corridor, render the desirability of further developing the site questionable at this time. The Silverdome site is rated positively on available acreage, land costs, access, and improvements. The site's attractiveness and adjacent uses were rated as negatives. CENTRAL BUSINESS DISTRICT obstacles to development are substantial. The CBD is rated positively on available acreage, land costs, and historic character of existing buildings. It is rated negatively on access and circulation, attractiveness and image, present mix of uses and relationship to the rest of the city. CLINTON VALLEY is rated the most fl,exible site the city has for development and as offering the greatest development potential. The site is rated positively on available acreage, land costs, improvements, access for some uses, and physical characteristics, and compatibility with adjacent uses. It is rated negatively for its past use, the uncertainty surronnding the future of the core portion of the site, and access for some uses. In the past, Pontiac's weaknesses have far outweighed its strengths for private sector development. This is evident from an examination of the development that has taken place just outside of the city's borders. The city may be at a strategic crossroad since it faces opportunities that may not come again for many years into the future. Ifit does not take significant actions to address its economic weaknesses, the never-again opportunity that the Oakland Technology Park presents, along with the northward growth of Oakland Connty, will bypass the city. In order to succeed in the competitive economic development environment that Pontiac faces, Fantus believes that the city must FIRST address five basic economic development issues: 1) the low state of the local public education; 2) the high rate of crime; 3) the historically low levels of community cooperation; 4) the city's very negative image; 5) the city's very onerous tax rates; 6) the low efficiency ofpublic service delivery; and 7) the low quality of local economic development efforts. These problems may sometimes be perceived by the public to be greater than they actually are. However, Fantus believes that they are all very real and very damaging to the city. They must be addressed in substance rather than as a public relations effort. Page8.5 �SECOND, in order to succeed, Fantus believes that Pontiac must_ also take the following operational steps: 1) market Pontiac's strengths; 2) act to improve labor availability and quality; 3) provide industrial sites and office and industrial buildings; 4) modify the city's incentive policies and improve the application of incentives. THIRD, in order to succeed, Fantus believes that Pontiac must take specific steps to enhance the marketability of its industrial parks, the Clinton Valley site and the downtown; these steps are set forth in sections of the plan specifically devoted to these areas. \ • • • • • • • • •II II II II II Page 8.6 �Chapter9 HIGHWOOD and SILVERDOME INDUSTRIAL PARKS ECONOMIC DEVELOPMENT POLICIES _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses Highwood Industrial Park Policies Targeted uses should include smaller assembly and light-manufacturing firms, not concerned with image and not heavily utilizing truck transportation. A three-part strategy should be used to attract distribution and General Motors suppliers to this park: 1. Intensively market the vacant Diolight plant. 2. Improve park appearance (signage, entrance and grading). 3. Widen Walton Boulevard and Collier Road. This is absolutely critical to attracting distribution facilities. Silverdome Industrial Park Policies Targeted uses should include smaller manufacturing firms of all types and location of an incubator. Signage and entryway improvements should be made. Intensive marketing of any buildings that become vacant is the most significant opportunity. Distribution and General Motors parts suppliers are logical reuses. Page 9.1 �Chapter 10 SILVERDOME STADIUM SITE LAND USE and ECONOMIC DEVELOPMENT POLICIES _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses The long range potential for additional economic development of the Silverdome site should be kept firmly in view and future planning decisions should be tailored to protect and enhance this potential whenever possible. Almost since it was first developed, the Silverdome site has been viewed as offering potential for additional development. Architectural concepts showing offices, a hotel and a sports arena have been prepared over the years. These concepts are predicated on building parking structures on the existing lots and raising office and hotel towers above podium levels at the tops of the parking structures. During recent years, major development projects completed or announced in Auburn Hills have positioned themselves to capture much of the market which would be available to Silverdome site facilities. In addition, the need to negotiate the allocation of property rights and responsibilities between developer and the City would add an extra level of complexity to the development process. The market potential for the site in 1990 does not appear strong enough to overcome this extra difficulty. During the next decade, this picture might change. \ ' .--~. ::.. ,, . ;.'' - . Figure 10.1 SILVERDOMEDEVELOPMENTCONCEPT This concept shows an intensification of development at the Silverdome site through the addition of a hotel, an arena and a parking structure. This particular mix of uses may not be feasible in the future, but the basic idea of adding new facilities to the existing development is well worth pursuing. Concept prepared by the Pontiac Community Development Division c. 1985. Page 10.1 �Chapter 11 HISTORIC PONTIAC _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ A Personal Architectural View by Edward D. Francis, F .A.I.A. The architectural character of a city is principally defined by the buildings that make up its fabric, and in a direct way reflect civic values, priorities, attitudes and aspirations. It is my view that the City of Pontiac stands as a living museum that presents a rich mixture of architectural expressions. It holds much that its people can take pride in. In particular, there are two concentrations of historic structures that deserve notice and comment, the remaining portions of the original Central Business District and the Clinton Valley Center complex located west of downtown. The Central Business District is saturated with architectural jewels whose variety of styles visually narrate the development of architectural thought and expression through the last 100 years. The construction of refined historic revival designs and inventive creative expressions reflected the merchant/builder's desire to provide a timeless and diversified setting for their merchandise. This environment was expected to imbrue their products with additional value. While the majority of buildings are clear examples of the commercial style popular in the first quarter century, the Riker building and the Pythian building are amongst the city's best. There are numerous other styles that shine as well. The Masonic Temple, for one, is firmly rooted in the Spanish/Moroccan tradition. The Salvation Army building is representative of the late Gothic Revival style. The Community National Bank and the Strand Theatre are strong expressions of the Neo-classical and English Renaissance Styles, respectively. There are excellent examples of the Art Deco sty le of the pre- and postdepression eras such as the Pontiac State Bank building and the southwest corner building at 29 N. Saginaw. In addition, there are numerous other styles of architecture that add color and texture to the city's fabric. Second Empire, Romanesque, Italianate, Georgian, Victorian, Sullivanesque, International and Modern are styles that I noted on a recent tour of the downtown area. Given this rich and rare milleu of architecture it is unfortunate that the condition of many Central Business District structures has declined since I last observed them in 1980. Pontiac has evolved like other cities in this country. As the downtown has matured and the buildings have been adapted to new uses, they have undergone major alterations that have had a overall negative affect on the quality of the city. Original storefronts have been replaced with insensitive contemporary designs. Large retail signs hide precious details. In the worst cases, entire historically significant buildings have been covered with inappropriate contemporary skins. On the other hand the Pike Street Station and Chimayo restaurants show how new uses can be sensitively integrated into an older building without compromising its integrity. Sadly, these buildings are the exception to the rule, but they do represent a model by which other developments should be measured against. Their owners are sensitive to the appropriate use of color, texture, scale and proportion. It is often suggested that extensive covered walkways be introduced in older downtown shopping areas. Unfortunately such well intentioned action visually overpowers and destroys the special marketability of a historic environment and, in addition, produces yet another public maintenance liability. The use of historically appropriate awnings and overhangs, designed for each individual front, preserve the traditional visual diversity of a downtown area and provide the required weather protection for patrons. I believe that conscientious planning, critical review, standard guidelines, public awareness programs and financial incentives will encourage preservation and authentic restoration. Perhaps under the auspices of a Nationally Registered Historic District, the character of the Central Business District could reclaim much of its historical character. Some distance to the west of the Central Business District sits another historically significant collection of buildings. The Clinton Valley Center stands as a marvelous example of 19th century Victorian architecture. The towered central building was designed by the master architect, Elijah Myers, whose accomplishments include five state capitol buildings including Michigan's 1879 masterpiece which is presently being restored. The complex is sited in the tradition of 19th century farmhouses, atop high ground exerting its presence and commanding picturesque views over the Page 11.1 �surronnding landscape. The original red brick structure is awash in delightful Victorian decoration. The closer one studies the facades the more is discovered. Unfortnnate]y, however, much of this splendor has been covered through subsequent renovations and additions. While most of the later buildings are constructed with similar materials, their scale, proportion and more importantly their siting detracts significantly from the original intent that Elijah Myers envisioned. Although many of the outlying buildings sit in a state of disrepair or are vacant they appear to be well suited for new adaptive uses, such as offices and housing. The barn structure could serve as public assembly space, i.e., meeting room, exhibit, theatre or dining. In addition, the vast underdeveloped land that surronnds Clinton Valley Center has many attributes desirable for new private development. The pressures exerted by the growing demands of Oakland County make it apparent that a master plan be commissioned for the site. It should focus on the economic implications of the preservation and adaptive reuse of the existing historic facilities and set forth guidelines for new development that will be sympathetic to the existing complex. The general decline in the conditions of the buildings in the Central Business District and the Clinton Valley Center are symptomatic oflarger issues that perhaps have not been clearly presented to the community: Are these buildings worth saving and do they in fact have a value to the city? As an architectural preservationist/historian, it is clear to me that they represent precious assets, fully deserving civic attention and stewardship. My hope is that the people of Pontiac recognize this and begin to initiate measures that focus on restoring these architectural treasures. Indecision and delay will only serve to allow continued disintegration of these historic resources. Action on the other hand can result in maintaining and enriching these two nnique attractive and viable architectural places. The result will combine the past, present and future in a unique environment. When that day comes Corning, New York and Baltimore, Maryland, cities respectful of their past, will have nothing on the City of Pontiac. \ I I I I I I I I I I I I I Page 11.2 �- ;l ,,... ~ i ~.; , , '~- -/. l~ _.'. L_;_, i 1·-, l 7\ . 1 1•w 1 in!m...., , -1· · l ~11-~. ~I~~ ·~ •·~ ''·"! ~ ! ~\ ~~:Jmr ~I ,:· mr·mi mr1 '. : : . ~ I Jm),- !.Utffll, ' .·. :.m11 t :4 ff 11:,a'IIJlli/ ,~ a~.r '··:·: i. ..-. . ~- ·:-:.• :-. r· -,-;··,-r: , : _; r. ·n1·wr Page 11.3 �I I I I Figure 11.2 MASONIC TEMPLE and PONTIAC STATE BANK BUILDING, DETAILS "Architecturally integrated details both humanize and enrich the built environment" says Edward Francis, pictured below with some of Pontiac's architectural visages. • • • • • • • Page 11.4 - - - - --- - �Figure 11.3 THE NEWLY RESTORED EXTERIOR of the STRAND THEATER Page 11.5 �I I I I I I I I I I I Figure 11.4 (above) SELECTED DOWNTOWN HISTORIC BUILDINGS Left: Seventy-seven North Saginaw Street. Right: The Furlong Building. Figure 11.5 (opposite) SELECTED DOWNTOWN HISTORIC BUILDINGS Top Right: The Lawrence Street Gallery Building. Top Left: The Waldron Building. Bottom: The W.C. Turk Building. Page 11.6 Ill �Page 11.7 �Figure 11.6 PONTIAC STATE HOSPITAL at CLINTON VALLEY I I I I I I I I I • • • • Page 11.8 �Chapter 12 CLINTON VALLEY SITE LAND USE and ECONOMIC DEVELOPMENT POLICIES _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses The city should pursue residential use for the Clinton Valley site. Two hundred acres of the Clinton Valley site have been conveyed to the City of Pontiac by a special act of the state legislature. A portion of this acreage has been sold for private development. The result has been the Summit Place shopping center on Telegraph and an office project on Elizabeth Lake Road. The size and location of the Clinton Valley site free it from the image negatives that burden much of the city; yet its distance from the interstate highway system limits its potential. Additional portions of the site which are likely to be unneeded by the state should be used for good quality residential development. Good quality residential development will greatly enhance the overall residential viability of Residential Planning Area 1 (See Chapter 1), which is a key area of the city. The same or even greater beneficial effect can be achieved by mixing a substantial number of residential units with non-residential uses. However, development which is exclusively or primarily non-residential should be avoided. Low-cost industrial buildings with minimum site amenities are particularly to be avoided. In the past, consideration has been given to such development, largely because there are so few available industrial sites in the city. However, such industrial use would be the least desirable use for the Clinton Valley site. The problem of Pontiac's limited industrial site supply should be solved elsewhere in the City. Development of the Clinton Valley site should proceed according to an overall development plan, not on a piecemeal basis as has occurred in the past. Piecemeal development has resulted in the development of Oakland Pointe, a substantial shopping center, and a small office complex. These are desirable uses, but they have been developed in a way which fails to maximize the full potential of the site. The shopping center extends so far north on Telegraph that it will be difficult to coordinate a Telegraph entrance to the interior of the site with the service drive of the Summit Place Shopping Center on the west side of Telegraph. The buildings of the Oakland Pointe shopping center do not relate in materials or forms to the historic state hospital buildings; nor do the newly constructed office buildings on Elizabeth Lake Road; nor do the newly Fairlawn School facilities. The overall plan of development should contain a primary entrance on Telegraph north of Oakland Pointe. Some of the Oakland County administrative complex may be needed of this entrance. The overall plan could also contain a secondary entrance on Elizabeth Lake Road. An illustrative development concept is shown in Figure 12.1. Other concepts are being developed by the Oakland County Planning Department during the preparation of this plan. The city may elect to make one or more of these concepts part of its official planning policy for the Clinton Valley site. The historic buildings at the Pontiac State Hospital should be preserved to the maximum extent possible. The historic buildings on the Clinton Valley site are a unique treasure that is well worth preserving. However, finding a developer willing and able to rehabilitate and retrofit them for a new use will take longer, perhaps much longer, than finding a developer willing to construct the kind of back-office facilities now on Elizabeth Lake Road. If this very worthy goal is to be pursued, it should be prepared to commission a detailed architectural feasibility and market absorption studies and then wait for a developer who can do the job right. Existing retail and office use of the southwest portion of the Clinton Valley site should continue, but no new office or commercial development should occur on Elizabeth Lake Road. The existing office and commercial uses are new and in demand. However, Elizabeth Lake Page 12.1 �Road is not prime development frontage. It should not be used for retail and office uses which would necessarily reduce residential development opportunities. · A new office structure could be developed on or near Telegraph Road north of the existing commercial facilities. Real estate and economic development experts who examined the site for this study concluded that office uses offer the best potential for nonresidential development. The economic development experts found the site to have some retail potential in association with office development. Back-office operations and service-oriented office users are the most promising prospects, although the site would compete with the downtown for such uses. A portion of the Pontiac State Hospital site can be reserved to accommodate the Fairlawn School without fatally impairing the site's development potential. This school wishes to remain at the site and it has recently expanded its facilities. All of the school's buildings are next to the Summit Place Shopping Center. They can be screened from Clinton Valley historic structures and from other parts of the site to the north and east of the historic structures. Access can be directly from Elizabeth Lake Road. The relocation of an M-59 bypass using a Montcalm extension should be abandoned as a basis for planning development at the Pontiac State Hospital. Substantial private development of the Clinton Valley site may have to await decisions concerning the Pontiac State Hospital facilities and the future route of M-59. Development of the Clinton Valley site will be limited unless a decision is made soon to relocate existing facilities. There is a danger that delaying a decision will result in the piecemeal development of currently available acreage, thus foreclosing the potential to implement a coordinated development plan. A decision to bring M-59 through or adjacent to the Clinton Valley site could greatly enhance its potential, providing the full site is available for development. So long as no decision is made, the best strategy for development can not be known. Page 12.2 I I I I I I I I I I I I I I 111 �Figure 12.1 CLINTON VALLEY DEVELOPMENT CONCEPT Key: 1) Main entry with landscaping and architectural gate. 2) Development pod for new residential structures to be designed with proportions and materials compatible with existing historic architecture on the site. 3) Historic buildings restored predominantly for residential use, but also for retail and office use; under-grade parking to the extent feasible. 4) Architecturally incompatible structures removed for parking. 5) Security gate. 6) Access to Oakland Pointe. 7) Thick landscape buffer. 8) New office development. 9) Fairlawn School retained with access via Elizabeth Lake Road. -· v' '/, , L' ·,di '"> / ( ' > .,.:i > . '. / , / /"' , Page 12.3 �Chapter 13 DOWNTOWN LAND USE, URBAN DESIGN and ECONOMIC DEVELOPMENT POLICIES _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION--------------------------- Following this introduction, Chapter 13 is divided into six sections entitled: Downtown Improvement Policies for Pontiac Planning Principles for Downtown Pontiac Architectural Principles for Downtown Pontiac Downtown Physical Analysis: Assets Downtown Physical Analysis: Liabilities Review of Past Downtown Planning and Development Proposals The section entitled "Downtown Improvement Policies for Pontiac" consists of a series of policies. Each policy is set forth as the topic sentence of a paragraph; the body of each paragraph elaborates on the basis for and/or the meaning of the policy. The sections entitled "Planning Principles for Downtown Pontiac" and "Architectural Principles for Downtown Pontiac" are structured in the same way as the policy section, and they are incorporated into the policy section by reference. The remaining three sections provide useful background information. The two "Downtown Physical Analysis" sections provide exactly the information their titles imply. The "Review of Past Downtown Planning and Development Proposals" focuses primarily on the decade of the 1980's, a very active decade for downtown planning in Pontiac. The downtown improvement policies emerged from a collaboration between the Pontiac Planning Division staff, the Pontiac Planning Commission, the Pontiac Growth Group and the consultant planners. Robert K Swarthout, AICP served as lead consultant for putting together the policies. Mr. Edmund N. Bacon, FAIA played a key idea-development role; he worked closely with Mr. Swarthout, the Planning Division staff and the Planning Commission. Mr. Bacon brought to the Pontiac planning effort the experience gained from a long career of successful downtown urban design and revitalization work. He served as chief planner for the City of Philadelphia for three decades. His work there led to a Time magazine cover story about him and his downtown revitalization efforts. Since leaving Philadelphia, Mr. Bacon has served as a consultant to cities all over the world. A June 1988 article in the New York Times called Mr. Bacon "...one of the most celebrated city planners of modern times." Mr. Bacon is the author of Design of Cities, one of the most widely used and cited books on urban design theory. It is required reading in virtually every urban planning and design graduate program in the country. Mr. Bacon received his training in architecture at Cornell University and the Cranbrook Academy. Page 13.1 �DOWNTOWN IMPROVEMENT POLICIES for PONTIAC _ _ _ _ _ _ _ _ _ _ _ __ The city-owned parking lot at the south-west corner of Saginaw and Huron Streets should be developed with a mixed-use structure that includes office and other uses such as entertainment or restaurant cluster; the new use or uses should be in a "showstopper" building. It would be desirable if a restaurant cluster or major entertainment use could be coupled with office or other uses in one building developed immediately. However, early development of a restaurant cluster or major entertainment use in a "showstopper" building at the comer of Huron and Saginaw Streets followed by subsequent development of a new office or mixed-use building on the site west of the alley would be satisfactory. The size of the office and/or mixed-use buildings could be approximately the same as the office buildings at the Phoenix Center. Parking decks could be constructed below grade, or above the retail level. Office facilities could be constructed above the retail level, or above the parking, if parking is constructed above the retail. The entertainment uses could be partly below grade if there is a dramatic street entrance. The restaurant cluster or entertainment uses must have direct access to the enclosed pedestrian mall. Other uses in the building should also have access to the mall. Parking could also be provided in a municipal lot or structure in the block bounded by Clinton, Wayne, Lawrence and Wide Track Drive West. An illustration of this concept is provided in Figure 13.1. An enclosed pedestrian mall should be developed in the alley west of Saginaw between Huron and Pike Streets. Such a mall could be the focus of an entertainment district that would compete for expenditures currently made by Oakland County residents throughout the county and even in downtown Detroit. It could provide direct access to entertainment uses and related retail uses. It could also serve office uses. Initially the enclosed mall could extend the two blocks between Pike Street and Huron. Eventually, it should link the Phoenix Center to whatever use takes over the old Masonic Temple building at Saginaw and Lafayette. A substantial entertainment facility or entertainment-office facility at Saginaw and Huron will function as an anchor for a pedestrian mall. A second anchor could be developed on the urban renewal land between Pike Street and the Phoenix Center. This second anchor could be linked to the Phoenix Center. The pedestrian mall could provide all weather access to restaurant, night club, retail and office uses. The mall concept was developed by Mr. Bacon and the other members of the consultant team early in the planning process. They subsequently learned that a downtown property owner and restaurateur had the same vision, though on a less ambitious scale. The property owner had reason to believe that the right facilities could attract customers to downtown Pontiac; his gourmet restaurant had been attracting lunch and dinner customers from locations deep in adjoining suburbs. The planning team's illustration of the mall concept appears in Figure 13.2. An illustration of the property owner's concept appears in Figure 13.4. Figure 13.3 shows the origin of patrons at the gourmet restaurant. ~ I I I • • • • • •II II II II A grand staircase should be added to the north facade of the Phoenix Center parking lot at the end of Saginaw Street. The staircase should be Pontiac's version of the Spanish Steps. It should provide an attractive terminus for Saginaw Street and it should be designed to provide a viewing grandstand for parades and special events to be held on Saginaw Street. Parades and festivals are an important part of a successful downtown. So too is a place from which to watch such special events as well as every day comings and goings. The illustration in Figure 13.5 depicts the staircase as one concept for the staircase. The downtown land use pattern should follow the basic outline set forth in the three options shown in Figures 13.6, 13. 7 and 13.8. Any one or a combination of two or all three of these options would produce a highly viable downtown. The three differ in only minor ways. All three options provide a compact retail core oriented to the north-south alley between Saginaw and Wayne Streets. This alley is envisioned as an enclosed pedestrian mall, ultimately extending to the Page 13.2 11111 �historic Masonic building at Oakland and Lafayette. All three options provide for the retail core to be flanked by office and institutional uses. All three options provide for: intensive mixed-use development around the Phoenix Center. This mixed-use <levelopment is to provide a link between the Phoenix Center and the alley mall about which the compact retail core clusters. All three options provide for a substantial amount of residential development. Areas dedicated to residential development are shown at both the north and south ends of downtown. Two of the options provide for higher intensity development in the north end. One of the three provides for office development instead of residential development on either side of Oakland north of Lafayette. In general, new development and public infrastructure improvements should conform to the "Planning Principles for Downtown Pontiac" set forth beginning on page 13.26 of this plan. The downtown planning principles are grouped into the following topical arrangements: Downtown Access Principle; Physical Environment Principles; Compact Mix of Use Principles; Parking Principles; Vehicular Circulation Principle; Office and Institutional Use Principles; Retail Uses Principles; Housing Principles; and Culture, Entertainment and Special Event Principles. Some of these principles are demonstrated in Figures 13.6 through 13.11. Additional illustrations are referenced and included with the discussion that begins on page 13.26. In general, new development and modifications to existing development should conform to the downtown architectural principles set forth below and described more fully beginning on page 13.35 of this plan component. The downtown architectural principles are: Overall Physical Order Principle; Street Space Continuity Principle; Traditional and Historic Architecture Principles and Guidelines; Traditional and Historic Renovation Guidelines; Infill Principles and Guidelines; Infill Development Guidelines; and Sign Principles. Some of these principles are demonstrated in Figures 13.9 through 13. 11. Additional illustrations are referenced and included with the discussion that begins on page 13.35. Downtown Pontiac's existing historic buildings should be preserved because they are unique assets which can help the city overcome downtown development negatives. The historic significance of downtown buildings is almost self evident. Many downtown buildings are either on or worthy of the National Register. In Chapter 11 of this plan, Edward Francis, F AIA, Michigan's leading historic preservation architect, provided testimony for the importance and value of historic buildings in downtown Pontiac. While helping to develop the land use and urban design concepts for this chapter, Edmund N. Bacon, F AIA testified to the important aesthetic value of downtown Pontiac's historic buildings. Mr. Bacon called the historic Pontiac State Bank building as fine an architectural specimen as he had seen anywhere. Page 13.3 �Future development downtown should be integrated with the historic fabric of existing buildings and streets. New development should be fully integrated into the existing development pattern, including the basic street grid of the downtown as established by Saginaw and Huron and the streets which parallel these streets. Every new development should make substantial use of the opportunities inherent in its own site to become part of the existing urban fabric. New buildings which fail to do this should not be permitted. Where possible, future projects should help link the Phoenix Center to the historic fabric of downtown. This policy is in keeping with the plans prepared by the Pontiac Planning Division in the mid 1980's; but this policy means abandoning the New Pontiac Plan concept of the early 1980's. That concept called for the total remaking of the downtown in the image of a suburban office plaza. The Pontiac Planning Division Plans of the mid 1980's are shown in Figures 13.12 through 13.14. The New Pontiac Plan concept is shown in Figure 13.15. An example of a proposed building which does not relate to the existing fabric is shown in Figure 13.16. The employment base this proposed building would have generated would have been a positive, but its urban design impact would have been a negative. An intensive system of pedestrian circulation should extend beyond the enclosed retailentertainment mall. The system should include enclosed and climate controlled pedestrian concourses as well as attractive sidewalks. Potential components of such a system are illustrated in Figures 13.9 through 13.11. Major appearance and functional improvements should be made to downtown by both the private and public sectors. Most important of these improvements are: rigorous building code enforcement to bring all stores and offices up to current safety standards; facade renovations with city financial help if need be and with state and/or other help if possible; streetscape improvements , including replacing old curbs and sidewalks with wide, attractive walkways, barrier-free curbs, planters, new lighting and other pedestrian amenities; and circulation improvements, partially in the form of a pedestrian skyway system, to link the Phoenix Center, senior citizen center, the Saginaw Street office and financial hub, the municipal complex and the transportation center. City-owned parking lots and structures should be clt!signed and constructed in accordance with the highest standard of amenity. Screening and landscaping should exceed the standards applicable to privately-owned parking areas. They should be well maintained. Vacant city-owned redevelopment sites should be maintained in park-like condition until they are developed. An unkempt appearance conveys the impression that downtown Pontiac is not thought to be a very valuable or important place. If this is how the public sector views downtown, it is not very likely that the private sector will have a different view. Downtown properties controlled by the City of Pontiac already should be used to stimulate revitalization. This property is concentrated in the blocks bounded by Lawrence, Perry, Water, Saginaw, Pike and Wayne. Approximately 70,000 square feet or 28 percent of the site area of these blocks is owned or otherwise controlled by the city. Page 13.4 • • • • • • • • •II II �Potential revenue source for downtown improvement should be employed through bonding Tax Increment Financing revenues. Prelimina ry analys es complete1 for the Pontiac Growth Group indicate that downtown appearance improvements could be funded from a variety of sources in an amount between $27,000,000 and $37 ,000,000. (See page 13.51 for a more detailed description of the sources.) A downtown property management authority should be established to centralize maintenance and improvement decision-making. The authority should also control the mix of tenants permitted within its jurisdiction. Economic development efforts should target those uses which have been identified as being most likely to find downtown Pontiac a good economic environment. These uses include the following: Entertainment and restaurants; Smaller ''back-office" and service firms; Health care; Government offices; Service and specialty retail; Townhouse and apartment residential; and Artists ' studios and residences. Entertainment uses and restaurant uses are the most promising prospects for the immediate future. The city should put major emphasis on attracting these uses so long as they represent the prime prospects. Pontiac should place emphasis on medium sized, incremental development of projects which can be realized as individual entities and function as an integral part of the existing downtown fabric. Downtown should not close the door on the prospects for a major market inducing mixed-use project; however, in recognition of the limited success of such projects outside major central city cores and also because of the high public expenditure normally required to make such a project feasible, the city should not place major hope on such projects. Efforts to stimulate downtown development should not include preparation of market studies which show demand contingent on changes to downtown that have not yet been made or irrevocably budgeted. A highly visible effort to reduce crime should be concentrated in the downtown. Crime and the perception of crime chases away desirable residents, customers and workers, particularly female workers. Foot patrol and/or motor scooter patrols should be part of the effort. Consideration could also be given to mounted police. Mounted police add a distinctive feature to any downtown. They provide a sense of security that can be gotten in no other way. However, the costs of providing mounted patrols will be high, perhaps beyond the city's reach. A separate mounted division might be prohibitive. Possibly mounts can be provided by private contractors more economically than by maintaining a full mounted division. Page 13.5 �I I I I I Figure 13.1 SHOW-STOPPER ENTERTAINMENT and MIXED-USE DEVELOPMENT • • • • • • •II \ II Opposite Page Above: A "show-stopper" building is needed at the corner of Saginaw and Huron where there is now a city parking lot. The building preferably would be home to an entertainment facility such as a fine restaurant, nightclub or sports bar. The illustration shows the building in Roman Colosseum I Post Modern style; this style is illustrative and not mandatory. The fenestration and facia lines on the east facade have been carefully aligned with the adjacent facade to the south on Saginaw; this design feature is mandatory. The intersection is lighted with stadium-type lights to emphasize Pontiac's image as a sports town, home to the Detroit Lions and neighbor to the Detroit Pistons. Just west of the "show-stopper" is the Huron entrance to the pedestrian concourse illustrated in Figure 13.2. To the west of that is a new high-rise office tower. Planning and architectural concepts by Robert K Swarthout, AICP; Edmund N. Bacon, FAIA and Richard Conway Meyer, AIA Design rendering by Richard Conway Meyer. Ill 1111 1111 Opposite Page Below: A hypothetical interior of the entertainment use illustrated above. Design rendering by Richard Conway Meyer, AIA 1111 Page 13.6 1111 -- .;; - -· �.. -----~ ,.;,,.,.;~.: ~ . ../ ·;-..: ,:......r:'", : ~ . -✓-. :-- .. , ...,,, - Page 13.7 �Figure 13.2 ENCLOSED RETAIL-ENTERTAINMENT-OFFICE MALL Consultant Planners Concept Opposite Page Above: The plan envisions an enclosed pedestrian mall in the alley west of Saginaw Street between Huron and Pike Streets. Such a mall could be the focus of an entertainment district that would compete for expenditures currently made by Oakland County residents throughout the county and even in downtown Detroit. It could provide direct access to entertainment uses and related retail uses. It could also serve office uses. Initially the enclosed mall could extend the two blocks between Pike and Huron Streets. Eventually, it should link the Phoenix Center to whatever use takes over the old Masonic Temple building at Saginaw and Lafayette Streets. A substantial restaurant cluster or entertainment/office facility at Saginaw and Huron Streets will function as an anchor for a pedestrian mall. A second anchor could be developed on the urban renewal land between Pike Street and the Phoenix Center. This second anchor could be linked to the Phoenix Center. The pedestrian mall could provide all-weather access to restaurant, night club, retail and office uses. Planning and architectural concepts by Robert K Swarthout, AICP; Edmund N. Bacon, FAIA and Richard Conway Meyer, AIA Design rendering by Richard Conway Meyer. Figure 13.3 GRAND STAIRCASE at the END of SAGINAW STREET Opposite Page Below: A grand staircase should be added to the north facade of the Phoenix Center parking lot at the end of Saginaw Street. The staircase should be Pontiac's version of the Spanish Steps. It should replace the blank wall parking structure which now dominates the view with an attractive terminus for Saginaw Street. The staircase should also provide a viewing grandstand for parades, festivals and other special events to be held on Saginaw Street. One possible special event: A Transportation Parade of Progress which could start with an Indian on horseback drawing a litter, end with the successful University of Michigan solar car and feature every manner of personal transportation in between. Such special events are an important part of a successful downtown. So too is a place from which to watch them and a place to watch everyday comings and goings. The illustration depicts the staircase sculpted to look like two hood ornaments facing each other. This stylistic homage to the city's automotive past is optional. Planning and architectural concepts by Robert K Swarthout, AICP; Edmund N. Bacon, FAIA and Richard Conway Meyer, AIA Design rendering by Richard Conway Meyer. Page 13.8 I I I I I • • • •II II II II II " - 1111 �Page 13.9 �Figure 13.4 ENCLOSED RETAIL-ENTERTAINMENT-MALL Downtown Property Owner's Concept Opposite Page Above: The enclosed pedestrian mall independently envisioned by Mr. Bacon and the other members of the planning team had been previously envisioned by a downtown property owner and restaurateur. This property owner commissioned an architect's rendering of the concept, a bird's eye view of which is shown opposite above. The property owner had reason to believe that the right facilities could attract customers to downtown Pontiac; his gourmet restaurant had been attracting lunch and dinner customers from locations deep in adjoining suburbs, as is illustrated in Figure 13.3. The property owner's concept encompassed only the alley from Pike Street to Lawrence, making it considerably less ambitious than the planners concept which envisioned an ultimate extension from the Phoenix Center to the Masonic Temple. The planners strongly believe that their more expansive proposal is necessary to long range success. Design rendering by Peterhansrea. Opposite Page Below: Interior of the downtown property owner's retail-entertainment mall concept. Design rendering by Peterhansrea. \ Page 13.10 I I I I I I I I I I II II II II �,... , J" . , I , · ,.: ,.. . ,, .• I,,,-, :.. .- Page 13.11 �Figure 13.5 ORIGIN of CUSTOMERS for QUALITY DOWNTOWN RESTAURANT This map reproduces a large map that was displayed on an easel in the entryway of a downtown Pontiac restaurant. Customers were asked to place a pin on the map to indicate where they came from. The dots represent locations indicated. They clearly indicate that customers will come to Pontiac from locations deep into adjoining suburbs, suburbs which have some of the highest per capita disposable incomes in the country. .. .-.. . .. 0 ...' .. . . . ..• ... . . .... • •I 6 MILES . .. . .. t I ••• ... .. ... ·. .· :" ... .. . •••,, Page 13.12 .. I I I I I :s I I I I I II II .. .. .. I •• .. .. "' II �Figure 13.6 DOWNTOWN DEVELOPMENT OPTION 1 - Medium Density Residential High Density Residential Specialty Retail/Entertainment VA Retail/Office/High Density Residential ~ Office and Institutional I P I Public Parking Open Space r Page 13.13 �I I I I I I Figure 13.7 DOWNTOWN DEVELOPMENT OPTION 2 - -- Specialty Retail/Entertainment Retail/Office/High Density Residential ~ Office and Institutional I Public Parking I Open Space Page 13.14 II II High Density Residential VA P • • • • •II r 111 11 111 111 �Figure 13.8 DOWNTOWN DEVELOPMENT OPTION 3 High Density Residential Specialty Retail/Entertainment !11C1uJ Enclosed Pedestrian Mall l?QJ Retail/Office/High Density Residential ~ I W22J Office and Institutional I Public Parking P I ~~,... Open Space Open Space Above Parking Page 13.15 �I ' ... ' ~ -, \ 8 ' \ I, \ ,. 4"."/""""f•~ I.·-• II ·'\ '._ .. - • '---=====-·, \ I ', .__-14..:... • I' \' EJO _ . ' I'- - ·,r==·-"- JlJ· m;· · --- 11 11 r.1-::-2----' . I ' \. 12 I I I I I I I I I I I I II II II \ ·, .. ·" ' \ 12 16 14 : -~-·; ,..... I if :. .. ff,' i...: / ' ' ,.. - .......~ \ Page 13.16 . .J i I ----0 200 1' 600 " " 11 11 Ill �Figure 13.9 DOWNTOWN URBAN DESIGN: CENTRAL AREA CONCEPTS Opposite Page Furlong Building, but this would cost the demolition of a building with historic merit. The realignment produces open space and parking sites; the parking sites could serve the Furlong Building and/or the church structure at University and Mill . Notes for Figure 13.9 8. Public parking decks should be constructed to serve all four quadrants of downtown. Lots may precede decks in accordance with demand. 1. The east end of the city-owned parking lot at the south-west corner of Saginaw and Hw-on should be developed with a major entertainment use or with a mixeduse structure that includes entertainment office and other uses; the new use or uses should be in a "showstopper" building. Site 1 development could be independent of Site 2 development, or the two sites could be developed at the same time with one structw-e. Below grade or above grade structured parking could be included, provided that the street level is reserved for retail functions. The design of the building should afford direct enclosed pedestrian access to proposed pedestrian mall described in number 3 below. 2. The west end of the city-owned parking lot should be developed with a mixed-use structw-e that includes entertainment, office and other uses; the new use or uses should be in a "showstopper" building. Site 2 development could be independent of Site 1 development, or the two sites could be developed at the same time with one structure. Below grade or above grade structured parking could be included, provided that the street level is reserved for retail functions. The design oftb.e building should afford direct enclosed pedestrian access to proposed pedestrian mall described in number 3 below. 3. An enclosed pedestrian mall should be developed in the alley west of Saginaw between Hw-on and Pike Streets. The mall should provide all-weather access to buildings between Huron and Pike. Later, it should extend south of Pike to connect to the Phoenix Center and planned new development between the Phoenix Center and Pike. Ultimately it should extend north of Huron, preferably with a bridge above street level. 4. The vacant lot between the alley and Saginaw should be enclosed to link the mall to Saginaw Street. The existing lot is immediately opposite the newly renovated Strand Theater. 5. A grand staircase should be added to the north facade of the Phoenix Center parking lot at the end of Saginaw Street. It should provide an attractive and visually exciting terminus to the view down Saginaw Street. It should also provide a viewing platform from which to watch parades and the everyday comings and goings on Saginaw. It will be Pontiac's version of the Spanish Steps. 6. The intersection of Saginaw and Hw-on should be developed with special pavement and street lighting. The design should create a unique space through which motorists and pedestrians can pass. It should announce to them, "You have an-ived at an important place." 7. University should be realigned to better bring west bound M-59 traffic through downtown. A more gradual curve than the one shown could pass through the 9. A public parking deck at the site of the Pontiac Osteopathic Hospital surface lot could serve the hospital and other sw-rounding uses, including uses on the west side of Saginaw. This lot may not be an absolute necessity because of the existing public lot on the block bounded by Lawrence, Mill, Pike and Perry. However, it is at least highly desirable because it would provide more convenient parking for its closest neighbors. 10. The enclosed pedestrian mall proposed for the north-south alley between Hw-on and Pike (see number 3 above) should extend south of Pike to the Phoenix Center. The extension should link directly to new development on the vacant land north of the Phoenix Center (see numbers 11-15). 11. Low-rise entertainment, retail and/or office uses should be developed on these sites. The new buildings should be linked to the enclosed pedestrian mall (see number 10). They should be built to the street line, where they should be a maximum of two or three stories in height. The Saginaw and Pike Street facades should be compatible with existing histo1;c architecture. Designs should be based on the section of this plan entitled "Architectural Principles for Downtown Pontiac." 12. Intensive entertainment, retail and/or office uses should be developed on these sites. A hotel would also be desirable. High-rise construction or a mix of high-rise and low-rise const1uction is possible. The new buildings should be linked to the enclosed pedestrian mall (see number 10). The facades should be compatible with existing historic architecture. Designs should be based on the section of this plan entitled "Architectural Principles for Downtown Pontiac." 13. Low-rise entertainment, retail and/or office uses should be developed on this site. The new building should be built to the street line at Water Street, where it should be a maximum of two or three stories in height. The Water Street facade should be compatible with existing historic architecture. The design should be based on the section of this plan entitled" Architectural Principles for Downtown Pontiac." 14. Intensive entertainment, retail and/or office uses should be developed on this site. A hotel would also be desirable. High-rise construction is desirable. The development could be integrated into the structure proposed for site 13. The facades should be compatible with existing historic architecture. The design should be based on the section of this plan entitled• Architectural Principles for Downtown Pontiac." 15. A new office structure could be developed at this site . Page 13.17 �lG. The garden on Lop of the Phoenix Center parking deck should be redesigned to include an outdoor Lrce-lined mall oriented to Saginaw Street. architecture on Saginaw Street. The desi~ should be hased on the section of this plan entitled "Architectural Principles for Downtown Pontiac." 17. The parking lot west of the library should be extended and organized on the Saginaw-Huron grid, i.e. parking bays, tree rows and screen walls should be parallel lo the center lines of these streets. 2G. The north end of downtown should be redeveloped with new residential uses. The structures should be pa1·allel to the center lines of Saginaw and Huron Streets. Concept for this residential development are shown in Figures 13.10 and 13.11. 18. A new olTice or institution,a l structure could be constructed on this site. Mid-rise or even high-rise development would be desirable. The design should be based on the section of this plan entitled "Architectural Principles for Downtown Pontiac." 19. The parking lot east of Michigan Bell and Pontiac Osteopathic Hospital should be redesigned to orient to the Saginaw-Huron grid with parking bays, tree rows and screen walls parallel to the center lines of these streets. A parking structure could be constructed if necessary. 20. Low-rise entertainment, retail and/or office uses should be developed on this site. The new buildings should be built to the street line at Pike Street, where it should be a maximum of two or three stories in height. The facade should be compatible with existing historic architecture. The design should be bru;ed on the section of this plan entitled "Architectural P1;nciples for Downtown Pontiac." 21. An enclosed pedestrian mall should be developed in the alley west of Saginaw between Huron and the historic Masonic Temple structure at Lafayette. The mall should provide all-weather access to buildings between Huron and Lafayette. It should connect to the mall to the south of Huron (see number 3), preferably with a bridge above street level rather than with just an at-grade pedestrian crosswalk. 22. This site should be developed with a mixeduse structure that includes entertainment, office and other uses. The design of the building should afford direct enclosed pedestrian access to the proposed pedestrian mall described in number 20 above. Below grade or above grade structured parking could be included, provided that the mall level is reserved for retail functions. The design should be based on the section of this plan entitled "Architectural Principles for Downtown Pontiac." I I I I I I I I I I I I 23. Low-rise office uses should be developed on this site. The new building should be built to the street line at Huron Street, where it should be a maximum of two or three stories in height. The facades should be compatible with existing historic architecture on Huron Street. The design should be based on the section of this plan entitled "Architectural Principles for Downtown Pontiac." 24. A parking lot could serve new and existing development. It should be oriented to the Saginaw-Huron grid, i.e. parking bays, tree rows and screen walls should be parallel to the center lines of these streets. 25. Low-rise entertainment, retail and/or office uses should be developed on these sites. The new buildings should be built to the street line at Saginaw Street, where they should be a maximum of two or three stories in height. The facades should be compatible with existing historic Page 13.18 11 �~ t:ll-rl 0 .... ~~ z11 t-3 ('ti 0~ ~izO ::0 t.r.l r.n -z t:l t.r.l t-3 ~ C! ::0 ti:, ~ t:l -z t.r.l r.n 0 (") 0 z(") t.r.l "'Cl NOTE THAT PROPOSED DEVELOPMENT ALIGNS WITH THE SIGINAW-HURON STREET GRID, I.e. BUILDING WALLS ARE PARALLEL TO THE CENTER LINES OF lliOSE STREETS. 0' KEY: 1. 2. I TOWNHOUSE RESIDENTIAL w~h attached garage and privalo courtyards TOWNHOUSE RESIDENTIAL two stories above at grade garage "'Cl I)) ~ .... ....t0~ 3. GARDEN APARTMENT RESIDENTIAL three stories above underground private parking 4. NEIGHBORHOOD OPEN SPACE 5. RETAIN EXISTING STRUCTURES lor OFFICE USE j O 1aat 500 feel \ t-3 .... �"'C t:, 1-'rj ~ 0 ... ...... c:.o zt-3 "I 0 0~ ~~ ~ (II ~ ~i-,. z ... ~ t/) t:, ~ ~ ~ § 0 0 ~ t:, -z ~ rn LAFAYETTE 0 C':l 0 z C':l ~ NOTE THAT PROPOSED DEVELOPMENT ALIGNS WITH THE SIGINAW·HURON STREET GRID, ie. BUILDING WAU.S ARE PARAU.EL TO THE CENTER LINES OF THOSE STREETS . "'C 0 KEY: I. 2. t-3 J Ill TOWNHOU SE RESIDENTIAL wRh anached ga,age and private courtyards TOWNHOUSE RESIDENTIAL two stories above at grade garage 3. MID -RISE o< HIGH-RISE RESIDENTIAL 4. PARKING STRUCTURE for md*rcse or high-nse res idential 5. NEIGHBORHOOD OPEN SPACE 6. RETAIN EXISTING STRUCTURES for OFFICE USE j 0feet 500 feel I I:,:) �Figure 13.12 PLANNING DIVISION DOWNTOWN CONCEPT 1 circa 1985 Schematic I Pedestrian / Service Mall Public Parking Public Parking Mall Existing Development New Development Page 13.21 �I I I I Figure 13.13 PLANNING DIVISION DOWNTOWN CONCEPT 2 circa 1985 I I I - Schematic II Enclosed Mall Pedestrian Skyway Pedestrian / Service Mall Public Parking Existing Development New Development Page 13.22 �Figure 13.14 PLANNING DMSION DOWNTOWN CONCEPT~ circa 1985 z-··'CJ. ~ QNST. _ _ __ , - . ,_ . Cl) ·_: i5 . .,..:: ~ ::,.w P '.~ ii - c '----=-= . p . .,; - (J ~ t;; . ' 0 . ~ Schematic III [B Pedestrian Skyway ~ Pedestrian/ Service Mall 0 Public Parking - Existing Development D New Development r Page 13.23 �Figure 13.15 NEW PONTIAC PL circa 1980 AN CONCEPT ...l ·:\ I -·--__., \"r :.1 ,. 0 -D _ ..l ~ . ~ , ' : \ ; t~· ' - u - I I I I I I I I I I I I I Existing Buildings Proposed Buildings Proposed Plaza Page 13.24 I �Figure 13.16 OFFICE BUILDING PROPOSAL circa 1985 , \ ' I 0 I \ \ 200 \ :1' 600 Page 13.25 �PLANNING PRINCIPLES for DOWNTOWN P O N T I A C - - - - - - - - - - - - - Downtown Access Principle: The trip downtown should be comfortable and pleasant. In Pontiac this means that the roads must be adequate and lined with reasonably attractive development. If regional train service ever returns to Pontiac, then there should be a direct and pleasant connection between downtown and the station. The pedestrian bridge which now links the station to the Phoenix Center provides an opportunity to fulfill this necessity. Physical Environment Principles: The overall physical environment must be of high quality; it is better to limit the area over which such improvements are made than to spread funds too thin. There is no room for slum and blight. Private buildings and grounds must be neat and well maintained. So should public buildings and grounds. Public open space amenities must be at a high level. Public space amenities should be budgeted to ensure the best quality and the most maintenance free and longest life possible. Compact Mix of Use Principles: A mixture of complementary activities must be concentrated in downtown. The activities in such a mixture reinforce each other, but only once a "critical mass" is achieved. The mixture of uses can generate enough pedestrian activity to make public spaces secure and lively and therefore desirable. Diversity means more than one or two uses. The most important activities for downtown are: Offices and office services; Technical research functions compatible with office facilities; Retailing; Hotels and conference centers; Housing; Performing arts; Artists' studios and residences; Entertainment and recreation; and Special events. \ The mixture of complementary activities must be balanced. No one use should dominate the others. Overconcentration of office uses is particularly to be avoided since they empty out after 5:00 PM leaving any areas they dominate deserted. Heavy activity generators should be evenly distributed so that the benefits of their activities are spread over a broader area. Downtown Pontiac already has an overconcentration of office uses at the Phoenix Center. The solution is not to prohibit more office development, but to have new office concentrations located a distance from the Phoenix Center and to add a greater diversity of uses. The downtown must be small, compact and intensely developed. Compactness is essential for the synergistic relationship between different land uses and the pedestrian activity which makes a downtown a downtown. In Pontiac, the first priority must be to fill the existing gaps in the street facade, particularly at high visibility locations. A first class, show-stopper building should be built on the parking lot site at the comer of Huron and Saginaw. The several vacant lots on the west side Page 13.26 I I I I I I I I I I I I I I I I I �of Saginaw between Huron and Pike should be developed. A link should be established between the Phoenix Center to the rest of downtown. Office, retail and other development must be located very close together and have pleasant pedestrian linkages. The very best downtown office-retail configuration is a highly concentrated retail area offering substantial shopping opportunities surrounded by intensive office development. Studies have shown that most office workers will not travel more than nine minutes to get to downtown retail. The outer core of the office development should be about nine minutes or 1,000 feet from the most distant portion of the shopping core. Such a configuration can capture substantial retail expenditures from the office workers. The ideal pattern usually cannot be achieved because of existing constraints. Where there are constraints, a good pattern puts shopping between two or more office cores separated by not more than 1,000 feet. The pattern in Pontiac, with office uses located a long distance from the potential retail space, is the worst configuration. Parking Principle: There must be adequate, visible and accessible parking that connects directly with the intensive pedestrian circulation system. Parking lots and structures must be easily visible from the main vehicular circulation system serving downtown. They should be well designed and well maintained. Landscaping should be exemplary rather than just to the minimum standards required for privately owned parking lots. The relationship of municipal lots to the core pedestrian circulation system should be clear. In downtown Pontiac, parking is not now well related to the core. It is concentrated in a huge and foreboding deck which is too far from potential retail concentrations. Furthermore, many municipal parking lots are unattractive. A parking study of the commercial core of downtown was completed by the city's Planning and Community Renewal Division in March, 1984. For purposes of the study, the commercial core was defined to consist of most of the business district north of the Phoenix Center. An inventory performed for that study identified 2,795 spaces in the commercial core. The spaces were divided fairly evenly between spaces in privately owned lots and public spaces provided by the city. The 1,429 spaces provided by the city were distributed as follows: 555 spaces (39 percent) in the parking deck between Perry and Mill Streets, and Lawrence and Pike Streets, 702 spaces (49 percent) in off-street parking lots spread throughout the core, and 172 spaces (12 percent) on-street spaces, mostly consisting of the diagonal parking stalls located on Saginaw. The study indicated a future deficiency of 1,671 spaces. This result was based on the assumptions that the total available non-residential floor space would be occupied at some point in the future, that 300 feet is a maximum walking distance, that no new buildings would be constructed which incorporated parking or had higher floor area ratios than the existing structures on those sites. The study did not take into consideration parking needs for projects to be built on the vacant redevelopment parcels adjacent to the Phoenix Center. It anticipated that the parking needs of these projects would be met on site. Such a study is useful for planning immediate needs, but it must be updated periodically as new development potentials arise. The 1984 parking needs study does not provide recommendations appropriate to the development pattern proposed by this plan, which calls for an intensification ofretail, office, and other uses north of the Phoenix Center and north of Huron. Page 13.27 �Recommended parking locations appropriate to the development alternatives proposed by this plan are set forth in Figure 13.17. Figure 13.17 shows the location of six new parking structures, numbered 1-6, to serve three districts, labeled A. B and C. Districts D and E are expected to be served by the existing 555 car structure bounded by Perry, Mill, Lawrence and Pike and by private parking areas. Site 6, although located in Area E is intended to serve Area C, to which it is adjacent. Downtown areas not included in Districts A through F are residential and expected to be served by on-site parking. I I I Table 13-1 shows the amount of development that could be accommodated by the proposed parking locations, based on the assumptions set forth below: • Eight floors of structured parking on sites 1, 2, 3 and 4, and five floors on sites 5 and 6. • First floor will occupy 85 percent of total site area and 60 percent will be devoted to retail and entertainment uses. • A total of 30 percent of retail parking requirements will be satisfied through shared parking arrangements and 3.1 parking spaces per 1,000 square feet of site area will be required (Source: ITE Parking Generation, 1985). • Office space will require 2.5 parking spaces per 1,000 square feet (Source: ITE Parking Generation, 1985). • Existing office space is based on 85 percent of building square footage as usable and 40 percent of first floor area devoted to non-retail uses (Source: Pontiac Central Business District Parking Study, 1984). • Potential new office space is expressed in usable square footage. These assumptions must be more closely evaluated by detailed parking needs assessments. Such assessments should be conducted periodically as downtown develops. Page 13.28 I I �Figure 13.17 DOWNTOWN PARKING CONCEPT 01\\ /~I \iJ ~\\...__ j, \ l\,~ - . - □□ ---- :- l I I -- .. r Page 13.29 �Table 13-1 DEVELOPMENT WHICH CAN BE SERVED by PROPOSED PARKING STRUCTURES Maximum First Structured Floor Retail Office Parking Parking Space Retail (Sq. Ft.) Spaces (Sq. Ft.) Spaces Existing Office Space (Sq. Ft.) Potential New Office Space (Sq. Ft.) Maximum FAR (All Uses) Area A 1,472 33,647 73 559,600 61,468 498,132 2.87 Area B 1,472 109,064 237 494,000 186,295 307,705 1.83 Area C 2,994 149,456 325 1,067,600 403,528 664,072 3.35 Total 5,938 292,167 635 2,121,200 651,291 1,469,909 2.68 Vehicular Circulation Principle: There must be a clearly articulated system of vehicular circulation with adequate lanes and intersection geometrics. Many downtown vehicular circulation plans incorporate a circumferential or ring road around the downtown. Most major shopping malls and many large office parks are planned with such a feature. In Pontiac, Wide Track Drive is the major circumferential road. However, in addition to serving as the downtown's circumferential road, it also serves as part of the state trunk line system. Opinion of experts differ about the efficacy of Wide Track Drive's combination of ring-road and trunk-line functions and the particular configuration that has been designed to serve that combination of functions. Wide Track Drive's chief positives are that it facilitates substantial traffic flow and it clearly articulates a downtown district. Its chief negatives are that it isolates downtown from the rest of the city and that its one-way circulation pattern makes access into the downtown difficult. In any case, Wide Track Drive is clearly given to which future planning must adjust. Wide Track Drive's liabilities must be minimized and its assets must be augmented. The effort to do this should be based on a clear overall circulation plan which provides adequate lanes for traffic moving to all points on the compass and on adequate intersection geometrics. A good overall structure was envisioned in 1984, Downtown Pontiac Traffic and Circulation Study prepared by Goodell and Grivas, Incorporated. That study also recommended specific intersection improvements. The study was predicated on the "ambitious" development concept proposed by the American City Corporation in 1984 (see page 13.54); it did not give detailed consideration to the potential impact of more intensive downtown development at locations not directly part of the American City Corporation scheme. Therefore, not all of the Goodell and Grivas recommendations will be valid for other development configurations. Goodell and Grivas recommendations which can be expected to remain valid for the development concepts proposed by this plan include: Construct an underpass for vehicular traffic using Huron Street at the Detroit Grand Haven and Milwaukee Railroad. Complete the high volume counter-clockwise traffic loop around the business district by improving the intersection of Auburn with northbound Wide Track Drive. Properly designed, this will provide an attractive alternate route for east bound vehicles that currently cut through the business district on Huron. This concept is illustrated in Figure 13.18. Page 13.30 I I I I I I I I I I I i i �Establish a high capacity clockwise loop insi<le of Wide Track Drive by using Lafayette (eastbound), Perry (southbound), Pike (westbound, and Wayne Lnorthbowid). Provide appropriate channelization to facilitate turns at the comers. Provide appropriate signalization and traffic control signs. This system provides a logical ''backwards" flow to the movements on Wide Track Drive and provides alternate routes that divert traffic from the Huron-Saginaw intersection. This concept is illustrated in Figure 13.18. Increase turn lanes and even provide for channelized turning at key intersections. Key intersections that Goodell and Grivas anticipated would need improvement were: Auburn and Wide Track Drive East, Huron and Wide Track Drive East, University and Wide Track Drive East, Oakland and Wide Track Drive West, Huron and Wide Track Drive West, and Orchard Lake and Wide Track Drive West. These intersections are likely to need improvement in order to accommodate any intensification of downtown development. The exact nature of the necessary improvements must ultimately be determined based on specific development proposals. The land use configurations of this plan could be the basis for preliminary determinations. Manage signalization timing and install traffic control signs to facilitate traffic flow. Implement all the above recommendations, facilitate the movement of east-bound M-59 truck traffic around the Wide Track Drive West/Auburn/Wide Track Drive East loop and discourage movement through downtown. To this Goodell and Grivas recommendation, this plan adds the suggestion that all through truck traffic should be prohibited from Huron between Wide Track Drive West and Wide Track Drive East. Goodell and Grivas note that west-bound M-59 traffic already finds turning geometrics easier on Wide Track Drive and thus stays off west-bound Huron in the downtown. Remove angled parking from Saginaw. Goodell and Grivas cited professional research documenting the danger of angled parking on roads which do much more than provide access to parking stalls. Saginaw will not be a major through street, but it will have to carry more traffic than is compatible with angled parking under any substantial development proposal. The need to remove angled parking will not arise until substantial new development is actually occupied. One option that was mentioned but not vigorously recommended by Goodell and Grivas is the widening and extension of Water Street to Wide Track Drive West. This thoroughfare "improvement" might well facilitate circulation around downtown and improve access to major development sites. However, it would further serve to separate the Phoenix Center from the balance of downtown to the north. For this reason, it should be avoided. Office and Institutional Use Principles: Downtown office is necessary to bring people with money to spend into downtown. The potential for office uses in downtown is virtually unlimited, provided all other factors are right. Experience shows that downtowns can attract as much as 40 percent of regional office potential. The "region" from which Pontiac could draw includes northern Oakland County. Downtown Pontiac's ability to capture a large part of this potential depends on its accessibility and attractiveness as a physical environment. It also depends on the overall mix of uses that are attracted downtown. As the total complement of desirable uses increases, the ability to attract other desirable uses increases. The availability of attractive and well-located competing sites will also influence the degree to which Pontiac's downtown can realize its theoretical potential. Financial uses are prime office occupants. When a special office user like General Motors can put a part of its national and international based work force into downtown, then the potential share of the regional market should be even greater. Page 13.31 �I I I I I I I I I I I I I Figure 13.18 DOWNTOWN CIRCULATION CONCEPT --== D ~ Inner Loop One-Way Clockwise Circulation 0\\ ____, - oorn ~a□ o□~--oo l___.li-- ~\_ J Outer Loop One-Way Counter Clockwise Circulation I Page 13.32 ---- - -· --· - - - - . ---. .. \~.~"":',:·.'. -- • • • • • - �, Retail Uses Principles: The quality, variety and appropriateness of the downtown retail mix is more important than the total square footage, which cannot be large in todays competitive retail environment. A small, attractive retail core will add pedestrian life to downtown and symbolize economic vitality beyond its actual dollars and cents contribution to the downtown's economic life. Downtown Pontiac is like most other downtowns in its inability to compete with shopping centers for comparison goods purchases. However, like other downtowns, it must have a compliment of convenience, service, restaurant, entertainment and specialty retail uses. The best prospects are: Specialty Market Place: Such facilities are anchored by food and entertainment uses rather than department stores. Between 30 and 50 percent of total floor area is devoted to a variety of different restaurants and fast food outlets which are scattered throughout the area. Smaller boutiques and specialty shops owned by individual entrepreneurs. Total area ranges from 50,000 to 150,000 square feet. Outdoor Farmers Market: Such a facility can attract shoppers from a wide area during the summer and fall seasons. Neighborhood Services: Neighborhood services are particularly important to the residential life of downtown. Such neighborhood services can include grocery and drug stores, delicatessens, dry cleaners, barber shops and beauty salons. Successful downtown retail uses respect the universal rules of retailing. These rules are: maximize visibility, maximize accessibility, maximize security, provide internal circulation, provide continuity over the entire retail area, and provide a carefully planned mix of complementary uses. In addition, it is usually desirable to avoid separate retail centers that compete with each other for the same downtown expenditures. It is better that similar retail facilities be grouped together so that they reinforce each other. Finally, a successful downtown retail will have a strong physical link to office, hotel, cultural and residential customers. Aggressive public sector support is required for successful downtown retail. Providing upfront money for testing market potential is one way for the public sector to participate. This Pontiac has done with participation in the successful Pike Street Restaurant and with participation in less successful development at the Masonic Temple building. Providing parking facilities is another way for the public sector to support downtown retail. This Pontiac has done, but it probably will have to do more. It is necessary to accept the fact that NEW downtown retail concentrations will drain sales from EXISTING downtown retail facilities. This problem can be minimized by creating linkages between new and old retail areas and/or by bringing established downtown businesses into new facilities. Both approaches are relevant for Pontiac. Page 13.33 �Hotels with banquet and conference facilities are very important to a downtown, and must often be subsidized by providing free or low cost land. Hotels make downtown accessible to the out of town visitor. Banquet and conference facilities serve local and regional neects and make downtown lively. Competition from low cost, outlying sites makes it difficult to attract hotels downtown often resulting in the necessity to provide a land subsidy. All of the past studies of downtown Pontiac have recognized the need for hotel facilities. However, current market conditions are extremely difficult. New competition from facilities at the Oakland Technology Center makes hotel construction in downtown Pontiac extremely difficult to justify at this time. The overall quality of the downtown Pontiac environment and the absence at this time of desirable complementary uses is a severe impediment. It will be necessary for considerable time to pass before the market catches up with the present supply in competing areas. The overall downtown environment will have to be improved or improvements will have to be irrevocably budgeted before a quality downtown and conference center can be attracted to downtown, even with a substantial land subsidy. In the meantime, the city should continue to plan for one or two downtown hotels and hold urban renewal or other land in reserve for that purpose. Housing Principles: The extended cycle of daily activity generated by housing is essential for a successful downtown. People occupy their homes 24 hours a day, or 24 hours minus the working hours. For this reason, housing can make downtown a lively, peopled place virtually all the time. This in turn attracts other uses to the downtown and non-residents to spend their money downtown. Senior citizens are desirable downtown residents, but it is important to have more than just scenario citizens downtown. Seniors by themselves tend not to venture from their apartments enough to people the downtown streetscape. It may be necessary for Pontiac to attract more than the young professionals and empty nesters that other successful downtowns have attracted in the recent past. Young professionals and empty nest households have been the primary market for downtown housing during recent years. Over the past two decades, the baby-boom generation made the young professionals a growing market. That will not be so in the immediate future. Therefore, housing in downtown Pontiac may have to appeal to a broader range of occupants, including families with children. If so, it will be particularly important that Pontiac's downtown housing have secure, private outdoor areas for individual residential units and/or secure common outdoor areas which are available only to residents of the development. Some, but not all, of the assets which other downtoW(l-S have used to attract quality housing are available to Pontiac. A growing interest in historic architecture and the rich visual quality of the urban environment has attracted people to downtown housing in recent decades. Pontiac has this potential, but much of it has been lost in the past and what remains requires effort to preserve. The increasing white collar workforce in other downtowns has made them attractive as residential locations for those who seek the convenience of1iving near work. Pontiac has a large white collar workforce at the Phoenix Center. A concentration of cultural and entertainment activities has attracted residents to many downtowns. Pontiac has not had much of this asset in the past; the renovation of the Strand Theater offers the potential for augmenting the entertainment activities scheduled for the Phoenix Center plaza. Some downtowns have major natural amenities which have helped attract downtown housing; the Detroit River has played this role for the City of Detroit. Pontiac has no natural asset of this dramatic magnitude. In Pontiac, as in most cities which have attracted quality downtown housing, it is Page 13.34 ....-.-.,,.-- • • • • • • • • II II II II �necessary to overcome substantial obstacles to such housing. These obstacles include the difficulty of assembling land, the comparative high cost of land, the grec;1.ter risk of serving a relatively narrow and specialized market, and impediment of having to displace low income households. Pontiac will face these same problems, and overcome them. In addition to housing in the downtown, desirable residential neighborhoods should be connected to downtown. This means there should be no slums in or around Pontiac's downtown. Also, the isolating effect of Wide Track Drive should be minimized to the extent possible. Actions which would further increase the downtown's isolation should be avoided unless they provide other very strong benefits for downtown. Culture, Entertainment and Special Event Principles: Cultural, entertainment and recreation events and activities must occur frequently to bring non-residents downtown and to make downtown more attractive to potential residents. At least some of the following periodic and ongoing activities should be secured for downtown Pontiac: public concerts, art shows, a farmer's market, heritage festivals, marathons and health runs, a regional theater company, and a regional symphony. A unique special event that gives a distinctive identity is priceless; an "Automobile Parade of Progress" could be such an event for downtown Pontiac. Such a parade could begin with the earliest motor vehicle available, or even with a horse and buggy, and end with a General Motors experimental solar car. A liberal sprinkling of historic Pontiac should adorn the parade in between. The parade could be capped by a laser light show playing offhist-0ric architecture, particularly the Pontiac State Bank Building. ARCHITECTURAL PRINCIPLES for DOWNTOWN PONTIAC _ _ _ _ _ _ _ _ _ __ The buildings that create downtown street space must share a common relationship to the street and to one another in order for downtown to have visual coherence. New architecture must respect existing architecture by repeating common characteristics in building placement, orientation, and design that contribute to downtown's image and sense of pedestrian orientation. Overall Physical Order Principle: A sense of overall order should be fostered by aligning structures in accordance with the grid pattern established by Huron and Saginaw. Buildings should be rectangular and oriented according to the basic downtown grid. Grid alignment is particularly important for buildings which can be perceived in relation to a large segment of downtown. This includes most, if not all buildings which can be seen from vantage points along Wide Track or along major downtown approach streets. At the north end of downtown, first and second level facades which front on Oakland and Perry Page 13.35 �might follow the diagonals created by these streets. Higher floors which can be seen from East or West Wide Track could follow the basic Huron-Saginaw grid. Curved facades and diagonal orientations unrelated to the street grid should not be permitted. An example of what not to do is shown in Figure 13.16. Street Space Continuity Principle: A continuous developed edge is needed along important streets in order to create a coherent, unified sense of place. Buildings form the walls that give clear spatial definition to the street space. Infill development that repairs gaps in the urban fabric is crucial, especially on major pedestrian and arterial streets. Consistent building setbacks and orientation to the street are also essential. Buildings should bring themselves and their activities right up to the street. Setbacks should be controlled to bring the activity within a building to the edge of the pedestrian zone. Lower-story facades should also be designed to share that activity with the street through the use of large window areas. It is not necessary to control the detailed design of new or renovated buildings in order to achieve a coherent, orderly, and satisfying pattern of urban development. However, it is necessary to coordinate basic decisions on setbacks, heights, cornice lines, overall facade organization, materials, ground-level programming, and storefront design. Architectural continuity should be fostered through similarities in building height, scale, massing, overall organization of the facade, and the use of materials, colors, and roof shapes. The repetition of design themes helps build a recognizable sense of place for downtown. The need for continuity does not mean all variety is undesirable. It is particularly important to emphasize the characteristics that make downtown's existing architecture special and to develop a local or regional vocabulary of architectural forms and materials rather than allowing anonymous, anyplace architecture to weaken the city's special identity. Architectural continuity should be fostered by the repetition of distinctive building materials. Brick and stone predominate in Pontiac's downtown where they are found on many historic facades as well as other buildings. Repetition of these materials in new structures will enhance the visual cohesiveness of the downtown. Architectural continuity should be fostered by the hpetition of distinctive roof forms. Many historic cities, including London and Venice are famous examples of the effectiveness of roof forms in establishing a distinctive design character. Public realm construction opportunities provide opportunities to utilize this concept and sometimes without much expense. For example, the steeply pitched roof of the Old Central Elementary School on Pike at Wide Track is a distinctive feature of the Pontiac skyline which could be repeated elsewhere, possibly on the penthouse of the Public Library. Executed in a post-modernist style, such an addition could utilize materials in keeping with the original structure and reflect the historic roof line in pitch only. I I I • • • • • • • • • • •Ill Traditional and Historic Architecture Principles and Guidelines: Wherever possible, examples of downtown's traditional commercial, civic, and residential architecture should be preserved, renovated, and, where appropriate, adaptively reused. The human scale, rich materials, and architectural detailing of downtown's older buildings add Page 13.36 Ill �interest, identity, and amenity to the environment. New development should be designed to complement the existing architecture and reinforce its features. The successful Strand Theater renovation in Pontiac is a perfect example of this principal at work. Such renovations create a positive climate for reinvestment and revitalization by strengthening downtown's market appeal. Renovation will also help overcome the image of neglect and decline created by deteriorated buildings, vacant or poorly modernized storefronts, and unattractive signs. The renovation of a highly visible older building can serve as an important symbol of revitalization momentum, creating an image of change and renewal, even if the direct contribution to the downtown tax and employment base is minor. Existing buildings with historic value should be protected by special regulatory approaches, if necessary; such approaches can include downzoning, historic designation and transfer of development rights. These approaches have been effective in other cities. They operate as follows: Downzoning is employed to discourage demolition of historic structures in favor of new highrise construction. In Pontiac, there are already more than enough downtown sites to accommodate high-rise development. Downzoning of low-rise historic properties will help disabuse owners of the expectation that the future holds some potential for big redevelopment returns. Such imagined returns from future high-rise development can discourage investment in the improvement and upkeep of existing buildings. Historic landmark and district designation will temper redevelopment expectations. It can also help ensure the coordination of changes to a building's architecture. Transfer of development rights can encourage preservation of historic buildings in areas zoned for higher-density development. Traditional and Historic Renovation Guidelines: Guidelines for exterior renovation are needed to coordinate individual restoration efforts. Pontiac has made a major contribution to this effort with the 1990 Pontiac Facade Study, prepared by Kirk & Koskela. These renovation guidelines are an important educational tool for promoting private reinvestment interest. Renovations of commercial buildings should follow basic principles of good aesthetic and functional design. The basic principles include: strengthen the design unity of individual facades; create storefronts with interest and activity; and ensure compatibility in design, materials, and colors so that adjacent buildings appear to be a single unit or at least a coordinated group of related parts. The starting point in creating a unified blockface and in organizing the diversity of architectural styles and details on a given street is an understanding of the building facade's design framework. The framework is composed of two major elements: the upper facade and the storefront. These components are discussed in the policies below. Page 13.37 �The design, materials, and condition of a building's upper facade are the first consideration in defining the architectural style of the building-rind in relating the building to neighboring buildings in the blockface. The upper facade consists of the cornice and fascia that cap the building front, the building's upper stories , the windows that give articulation and interest to the upper architecture, and the piers that extend to groW1d level and vi sually support the facade and frame the storefront. The massive, solid architecture of the upper facade gives the building its feeling of substance and expresses its architectural quality and character. The cornice or fascia are necessary to create a strong roof line and give a finished appearance to the building facade. Where they have been removed, these elements should be restored to reemphasize the original design. The new cornice or fascia should be designed in proportion to the overall mass of the building. If original wall materials are present, they should be maintained. Original wall materials should be cleaned and repaired. All exposed mechanical equipment, W1used electrical apparatus, and sign supports should be removed. Applied surface materials which is not part of the original design should be removed and the building's original wall surface and detailing restored wherever possible. Nonoriginal materials violate the integrity of the original architecture and weaken the essential balance between the two principal facade components. It is particularly important to remove storefront surface materials that extend onto the piers and walls of the upper facade. Metal paneling, tile, and stucco are typical nonoriginal materials in downtown Pontiac. Where these or other new materials sometimes must be applied to surfaces that cannot be restored or to buildings that are architecturally W1distinguished; if so, they should be selected to coordinate with neighboring structures and to complement the design of the storefront. Original upper-story windows should be restored to create a sense of scale and to add articulation and visual interest. Restoration and reglazing of the original upper-story windows will dramatically reestablish the architectural integrity of many commercial buildings. The proportions of windows in new buildings should replicate the rhythm of the window pattern found in adjacent buildings. Piers frame the storefront and visually anchor the \i.pper facade; they must be clearly articulated in order to create a unified architectural framework that organizes the street's visual diversity. Where the piers have been eliminated or reduced in size, the architectural definition of the facade will be weak and the upper architecture inadequately balanced. The piers' width and spacing should give support to the facade. Piers that segment the storefront are recommended for wide buildings to improve balance. To emphasize the piers' integral role in defining the architectural character of the upper facade , they should have the same surface material. • • • • • • • • • •II II The street-level storefront is the area in which the individuality and identity of that business can best be expressed. The storefront is defined by the upper facade's piers and the sign frieze that separates the storefront's display windows and entrance from the upper architecture. The storefront provides visual and physical access to the business located within. The storefront is the focus of the facade, providing the visual interest and sense of activity that make the street interesting and inviting. The storefront acts as a unifying element within the blockface by providing Page 13.38 I �strong horizontal lines and surfaces including continuous display windows, a consistent sign frieze. and colorful awnings that link buildings together. · Renovation of' the lower facade should emphasize the open character of' the storefront and its contribution to the street by maximizing the amount of window exposure provided in the area framed by the sign frieze and the piers of the upper facade. The storefront should be eye catching. It should read as an open area that contrasts with the solid mass of the upper facade. A continuous band of storefront display windows at street level is necessary to make a lively street and to unify the blockface. Display windows should never be filled or covered. Those that have been altered should be restored to their original dimensions. Extra design care and expense should be given to storefront entrances. The entrance should be the focal point of the storefront. On more traditional buildings, recessed entrances are often used to give greater definition to the storefront and provide some overhead protection. Where entrances are flush with the display windows, awnings can be used to create the same effect. Entrance doors should include glass panels to maximize the visibility of the building interior. The style of the door and its hardware should be compatible with the design character of a good quality commercial storefront; the use of stock residential doors bespeaks lack of substance. Where entrances to upper stories are located adjacent to the storefront, they should blend into the framing architecture so that they read as secondary elements. Awnings can be an inexpensive, but highly effective tool for improving many retail facades. They allow the introduction of color, variety, and interest without violating architectural integrity. Awnings add to the comfort of pedestrians by providing overhead protection from sun and rain. They should be used to focus attention on the storefront and create a strong horizontal element repeated along the blockface. Awnings should be attached directly to the building without requiring supporting columns or poles on the sidewalk. Highly visible side and rear building elevations should be improved to present a more attractive and organized appearance. Many side and rear elevations in downtown Pontiac are highly visible and therefore have a significant impact on downtown's appearance. Unfinished side elevations should be upgraded by removing or screening mechanical equipment. Front facade materials and/or color should be extended to the side elevation. Where windows cannot be introduced, painted large graphics applied to unbroken wall surfaces can add interest. Graphics are usually most effective when contained within an area of neutral color. Side elevations of corner buildings should be renovated according to the same guidelines applicable to the storefront and upper portion of the main facade. Comer buildings set the tone for an entire block. Therefore, it is particularly desirable that the design treatment of the renovated storefront tum the corner and maintain streetscape continuity. Rear elevations which provide access to buildings should be designed to create an inviting appearance and an identity related to the front facade. This is particularly important where parking is located behind buildings. At a minimum, all wall surfaces should be clean and in good repair. Trash containers and service and storage areas should be well screened and carefully maintained. Blocked-up windows should be reopened. An attractive entrance door, business sign, Page 13.39 �and lighting should be added to give customer appeal. Awnings, display windows, and landscaping are all desirable and sometimes necessary. Infill Principles and Guidelines: Infill development should be a -high development priority. Infill development repairs and strengthens the urban fabric by eliminating gaps created by vacant lots and surface parking. The pedestrian spine, primary connectors and image arterials are the priority locations for infill development. Infill Development Guidelines: Infill buildings must be designed to reinforce the best characteristics of the existing architecture. This type of "contextual design" is not a question of applying a period architectural style to a new building. Instead, is necessary to translate the fundamental design characteristics of existing development into a compatible contemporary idiom. In the era when most of Pontiac's historic downtown buildings were built, basic building scale, forms, orientation, and materials were relatively consistent. Variety and contrast were provided primarily by differences in detail and ornamentation at a relatively minor scale. As a result, overall consistency and continuity were easy to achieve. Today, this kind of consistency is more difficult to achieve. Technological innovations and modern architecture allowed and encouraged a greater range of choice in building form, scale, materials, and character; consequently, the potential for contrast is much greater. In trying to create a distinctive identity for a particular project, newer urban architecture has tended to ignore consistency in favor of strong contrasts. The Phoenix Center and the District Court Building are examples of this. This extreme variety creates disorder and a lack of harmony in the urban environment. A blend of old and new buildings can add variety, interest, and depth to downtown's visual character. Similarly, strong contrasts in building design can be exciting and dramatic when they create meaningful focal points and landmarks. But to be effective, the contrasting structure must be set within a relatively quiet context of similar buildings. It is also important to note that the tolerance for contrast decreases with city size. If infill buildings are to be compatible with existing development, they must reinforce the elements that create design linkages. Each block and each street will have its own vocabulary, but the guidelines set forth below provide general rules. New development should replicate the setbacks of existing buildings to create a consistently developed edge, reinforce downtown's urban development pattern, and enhance pedestrian orientation. In downtown Pontiac's historic core, existing setbacks usually coincide with the right-of-way line, making it possible fo~ active ground-level uses to open onto the pedestrian zone. Sideyard setbacks should echo the rhythm of spacing between existing buildings. In Pontiac's historic core, sideyard setbacks should be eliminated except, perhaps, where through-block pedestrian walkways are provided. Height and massing of buildings should be compatible with existing development. Transitions in height should be provided between existing low-rise development and taller new structures. The building mass should be broken into increments that correspond to the scale and massing of existing buildings through the use of piers, setbacks and variable roof heights. Page 13.40 • • • • • • •I I I I I I I I I I I I �, The location and articulation of entrances should replicate those of existing buildings. The maj or building facade and entrance should be oriented to important street frontages and/or primary pedestrian routes. The street facades of new infill development should be organized into the same two major components which typify historic buildings, the ground-level storefront and the upper architecture, with strong horizontal elements separating the two. Especially on pedestrian streets, where a sense of human scale and amenity are essential, the ground level storefronts should provide substantial window areas to share the building's interior activities with the treet. Major downtown development projects must be incorporated into the existing design context of smaller-scale buildings. On a street or in a district where a positive and consistent architectural character exists, the appropriate degree of compatibility is greater than that required when the existing architecture is mediocre or worse. In the latter case, it is possible to allow the first new project to establish the baseline for building a new context. Alternatively, contextual references can be created, using the predominant scale and setbacks of existing development as a foundation with illustrated guidelines establishing design objectives. Where the existing standard of design is poor, the repetition of negative design elements and characteristics is undesirable. In new largerscale developments, unarticulated forms and masses should be avoided. Instead, the building should be broken into smaller units that complement the existing urban fabric and provide transitions in height and scale. Multiblock megastructures that erase downtown's street grid create negative impacts by weakening the basic urban block structure and interrupting pedestrian movement. The Phoenix Center is as clear a demonstration of this principle as can be found in any city. In determining the height and intensity of major downtown structures, priority should be given to spreading market potential so that development is spread over more of the downtown. To maintain a sense of human scale in the street space, the upward thrust of high-rise facades should normally be moderated by creating a strong horizontal element that establishes a "ceiling" for the street. The location of this lintel or setback, which defines the effective height of the facade as perceived at street level, should be coordinated with the height of cornice lines or lintels of existing buildings. To create a sense of human scale at street level and relate a high-rise building more positively to the pedestrian, the use of materials and forms that provide a scale of reference and a sense of three-dimensional articulation at ground level is desirable. The use of reflective glass at ground level should be avoided so that the building base will meet the ground in a manner that humanizes the street environment. Sign Principles: Signs have a stronger impact on the quality and appearance of individual buildings and the total streetscape than do any other design element of commercial architecture. Although signs can be designed and located to complement building architecture, they are often a major contributor to visual chaos; this is particularly so in Pontiac. The sign's primary functions are to identify a business, to contribute to its image, and to indicate the goods and services it offers. To achieve these purposes successfully, a sign must be eye-catching without offending. It must make its point without too many details or words ; it must not be so abstract that its message is ambiguous. Each sign should complement the architecture of the building on which it is located and serve as a unifying element in the blockface. Graphic simplicity and compatibility with the building Page 13.41 �architecture are the basic principles of designing an effective and attractive system of signage. The sign's components-size, location. materials, color lettering, and illumination--can be used to create a positive identity for individual businesses and a unified image for downtown. The size of each sign should be in proportion to the storefront and the building facade as a whole. Signs should never be allowed to obscure or overwhelm the basic architectural character of the building. A ratio of one square foot of sign area for each linear foot of building frontage is a good rule of thumb in determining appropriate sign sizes. However, a sign should not be too big to fit into a sign frieze above the storefront or another area of the facade in such a way that it does not cross over or cover architectural details . On traditional multistory commercial buildings, signs fit most naturally on the lintel or sign frieze that separates the ground-level storefront from the upper facade. In this location, the sign serves as a boundary between the two major facade components and helps strengthen their definition. Wherever possible, signs within a blockface should be located at approximately the same height to help unify all the buildings. Sign materials and color should be compatible with the building's overall architectural character and should help establish a quality image for downtown. Many materials are appropriate, including wood, metal, plastic, neon, and canvas. Materials that convey a low quality image, such as plastic panel signs, should be avoided. Bright colors are entirely appropriate for signs, but the use of too many colors should be avoided. The words, emblems and pictures used in any one sign should be limited to reduce visual clutter. A good rule of thumb is that signs should have no more than ten items of information, an item of information being defined as a syllable, a trademark, a logo or a picture. Usually these will be taken up with the name of the business and other pertinent information related to its operation, although it is not necessary to so specify in sign regulations so long as the total items of information are restricted. Simplicity is the key to legibility and elegance. Bold simple lettering styles and the use of recognized symbols are most effective. Flashing and moving signs are inappropriate. Some parts of some downtowns can accommodate such ruddy signs. Times Square in Manhattan is a good example where flashing and moving signs are appropriate. Downtown Pontiac needs more sedate and dignified signs. Backlit or indirectly lit signs should be required. \ Public signs have a strong impact on the overall design quality of a downtown. Public signs include signs which identify public streets; signs which identify public buildings, parking areas and other facilities; and signs which direct traffic. Traffic signals themselves are a special kind of public sign. Public signs in a downtown should do two things: 1) they should provide better than adequate information to help motorists and pedestrians find their way around; and 2) they should contribute to the continuity and clarity of the physical image of downtown. In order to contribute to continuity and clarity, sign structures should be simple and clean and they should be coordinated with each other and with the design of other downtown amenities, including street lighting and street furniture. Page 13.42 • • • • • • • • • •I ■ II • II II II II �Figure 13.19 DOWNTOWN ARCHITECTURAL PRINCIPLES Architectural solidity must be established by the upper facade and the piers which support it. Visual richness and variety must be achieved in the storefront. Signs, awnings and other appurtenances could be elements of the storefront. lJi@ [I ' ' cl ' ' [I~ The upper facade and the piers which support it should be characterized by: 1. a strong cornice which visually caps the structure; 2. windows which provide a sense of use and activity; 3. a solid wall area; and 4. ample piers for support. Page 13.43 �■ ■ ■ ■ ■ ■ ■ Figure 13.20 DOWNTOWN ARCHITECTURAL PRINCIPLES Piers should be of sufficient frequency and thickness to visually support the upper facade. SIGN FRIEZE r-----------.. S G N I I I I I Signs which are not part of the storefront should be located: 1) a sign frieze which is a distinct and integral component of the upper facade architecture, or 2) placed as individual letters on the upper facade. Signs should not cross architectural components such as cornices, sills and piers. Page 13.44 I I I I I I I I I I I I �Figure 13.21 DOWNTOWN ARCHITECTURAL PRINCIPLES 11 SIGN 11111 1111111 L------ Visual compatibility must be established through the use of compatible and coordinated materials. Buildings must be clearly divided into two parts: 1) the upper facade and 2) the storefront. The upper facade must be a simple and clearly articulated architectural entity; it must not have its form and materials hidden or partially hidden by signs or applied "decorative" elements. Variety and interest must be achieved in the storefront which must be clearly confined by the upper facade and the piers which support it. Page 13.45 �DOWNTOWN PHYSICAL ANALYSIS: LIABILITIES A lot of Pontiac's downtown signage is not very artistic and some ofit is downright ugly. Inartistic signs pay no respect to the architectural elements of the building on which they are placed. Some are out of proportion with the facia on which they hang. Some have lettering which is done in a crude style that lacks finesse. Such crudeness makes an unintended statement that the facility identified is more important than the downtown of which it is a part. The sign on the west facade of the Oakland Press building makes a similar statement. An excessively bold "now leasing" sign can create the appearance of desperation. A subtler "now leasing" sign can convey the impression of success. Some sites near downtown have grossly excessive signage, including ropes with banners. When excessive signage is combined with other site clutter like curb-side merchandise displays and cluttered parking lots, the visual impression is even worse. Billboards do not belong downtown or even visible from Wide Track Drive. Public signage in downtown Pontiac is not the strong design and functional asset that it could be. Public signs include signs which identify public streets; signs which identify public buildings, parking areas and other facilities; and signs which direct traffic. Traffic signals themselves are a special kind of public sign. Downtown Pontiac is filled with many "make-shift" structures which downgrade the overall aesthetic appeal of the area. Some of these structures are small buildings . Others are additions or modifications of existing buildings. A small building example can be seen on the east side of Mill Street near Lawrence. It is a metal shed-type structure. More distressing is the metal parapet on the west facade of the Oakland Press Building which spoils the architectural interface between building and sky, an interface that was made elegant by the original brick parapet. The handsomeness of the original building can be seen on the east facade. Unattractive fenestration infill is a serious aesthetic problem downtown, just as it is in the city's commercial strips. Many buildings have had their front windows replaced with a material that provides more security. Typically, infill material is completely different from the basic facade material of the building. Rough sawed wood siding or raw concrete block on a sophisticated historic brick facade are particularly grating. This thoughtless approach bespeaks slum. It says that the owner is more concerned about the security of his building than he is about his responsibility to community aesthetic values. It is possible to meet both security and aesthetic needs, but it usually costs a little more to do so or at least requires more thought. There is too much vacant and underutilized land downtown for the market to absorb in a short period of time. Much of the underutilized land contains deteriorating buildings that are detrimental to the marketability of desirable buildings.\ Some underutilized parking lots are almost as degrading to downtown as are deteriorating buildings. Many vacant lots are unkempt. It is necessary to find some way to turn this land, which will remain idle for some time to come, into an asset that will help market downtown. A downtown greenfields concept is one possible solution. Such a greenfields concept envisions attractive but simply landscaped open space areas that use gravel, grass and trees to create sophisticated urban parks. One city termed such a park "a little park for a little while." The relatively recent tree planting effort on Wide Track Drive West south of Whittemore shows that even modest efforts help. The new trees help establish a sense of order by establishing a wall of vegetation parallel to the street line. Downtown Pontiac is replete with unsightly, deteriorated buildings and poorly kept yards. Unsightly buildings include buildings that have been boarded-up, buildings that have ugly signs, buildings that have side and rear facades that are cluttered with fire escapes and mechanical Page 13.46 I I I I I I I I I I I I I I I I I I I �, p p equipment, and buildings that have side and rear facades that are not finished to acceptable "front" facade standards. Unsightly yards include those that have trash and equipment stored in full public view, and that provide for on-site parking on unpaved and unstriped surfaces. Many unsightly buildings and yards are located along Wide Track Drive where they play a very prominent role in the visual environment. They mock the idea that downtown Pontiac could be a vibrant center of economic life. They should be relocated to a more appropriate area or modified so that they do not have a negative impact. Deteriorated residential areas contribute to the image of downtown blight. Like downtown's unsightly commercial and industrial buildings, deteriorated residential areas are located along Wide Track Drive and hence play a very prominent role in the visual environment. Poor building maintenance is matched with unkempt yards, including the haphazard deposit of wisightly vehicles and domestic junk. DOWNTOWN PHYSICAL ANALYSIS: ASSETS _ _ _ _ _ _ _ _ _ _ _ _ _ __ Downtown Pontiac has established a record that proves people will come if something special is offered. Downtown Pontiac came alive when the Silverdome hosted the National Football League's Super Bowl. People from all over the region and from all over the country came to Pontiac, spent money and had a very good time. The Super Bowl was an unusual event. However, downtown Pontiac proves it can attract people from all over Oakland County nearly every day of the year. The Pike Street restaurant, which has a strong reputation as a gourmet restaurant, attracts lunch and dinner time patrons from all over Oakland County and from outside of Oakland Cowity. M-59 brings heavy regional traffic through downtown Pontiac without destroying the potential for continuity in the retail and pedestrian environment. A 1988 study by the Michigan Department of Transportation (MDOT) indicated that average daily traffic volumes were approximately in the 28,000 to 30,000 range. The MDOT study expected volumes to increase to the 40,000 to 50,000 range once the Oakland Technology Center reaches full employment. This traffic will necessitate road improvements to avoid grid lock at peak hours. However, it also brings a potential market parading through downtown every working day. The Phoenix Center is a major city-wide asset, but not yet a particularly strong asset for downtown. In terms of its benefit to the entire City of Pontiac, the Phoenix Center is a great success. It contains the largest, newest office space in the city. It provides more than ample parking. Most of GM's 2,500 downtown employees work there. In terms of its benefit to downtown Pontiac, the Phoenix Center is still just an opportunity. This is because the space separating the Phoenix Center from the rest of downtown is so great, and so inhospitable. Studies of shopping habits of downtown workers show that few will travel more than nine minutes (usually about 1,000 feet) to get to even the most intensive shopping destinations. Most Phoenix Center workers would have to travel nine minutes before they reach Pike Street. There is very little beyond Pike Street to attract them at the present time. The distance between the Phoenix Center and Pike Street is inhospitable because it lacks climate control and because it is unattractive. There is virtually nothing to attract office-worker spending power. Fear of crime exacerbates the problem. The southwest corner of Huron and Saginaw is a major development opportunity for downtown. This "100 percent corner" now consists of a parking lot. If absolutely necessary, a few adjacent buildings on Saginaw Street could be razed to enlarge the site. Such a site could Page 13.47 �accommodate a building comparable in size to the Phoenix Center. The uncertain future of M-59 is an impediment to development of the Saginaw-Huron site. The alley which runs parallel to and between Saginaw and Wayne is another major development opportunity. If a substantial mixed-use structure were developed at Saginaw and Huron, it could function as an anchor for a pedestrian mall in the alley west of Saginaw between Huron and Pike. A second mixed-use anchor could be developed on the urban renewal land between Pike Street and the Phoenix Center. This second anchor could be linked to the Phoenix Center. The Pedestrian Mall could provide all-weather access to restaurant, night club, retail and office uses. Both anchors could accommodate housing retail, office, hotel even residential uses located along the mall and in the anchors. A very dramatic cluster of Pontiac's major downtown buildings have landmark and/or historic significance; these help establish a unique sense of place. Buildings in this cluster give unique identity to the area and serve as landmarks that can be seen from a distance along the major approaches to downtown. Key buildings in the downtown cluster are listed below: Pontiac State Bank Building (location 1 in Figure 13.22); Community National Bank Building (location 2); Riker Building (location 3); Michigan Bell radio tower (location 4); and Masonic Temple (location 5). These buildings are important architectural and urban design assets. The roofline of the Pontiac State Bank Building is one of the most elaborate and elegant in the country. It is an architectural asset worthy of the highest appreciation. The Masonic Temple roofline is also distinctive. The Phoenix Center is another dramatic cluster of buildings which have landmark significance; these too help establish a unique sense of place. These important urban design assets are: Phoenix Center towers (locations 6 & 7 in Figure 13.22); Pontiac Place Senior Citizen High-rise (location 8); and Pontiac Place Office Building (location 9). Other small, but very worthy historic landmarks re\nforce downtown's unique sense of place. These historic buildings include: St. Vincent DePaul Church (location 10 in Figure 13.22); Board of Education Building (location 11); City Hall (location 12); Old Central Elementary School (location 13); First Congregational Church (location 14); Furlong Building (location 15); First Baptist Church (Salvation Army) (location 16); First Presbyterian Church (location 17); Daily (Oakland) Press (location 18); and First United Methodist Church (location 19). Page 13.48 • • • • • • • • • • •I I I I I I I I �These buildings, because of their rich architecture and prominent locations, are major landmarks in downtown. They provide downtown with visual interest and a sense of .place. Other numerous historic buildings further reinforce downtown's unique sense of place. These buildings have, for the most part, less historic importance than the major historic structures of the core group. However, as a group, the more modest buildings contribute significantly to the city's distinctive downtown character. The cumulative effect of these buildings is to provide the city with a rich architectural spirit. Rolling topography, one of Pontiac's greatest assets, is particularly important to the downtown's unique sense of place. High points in the downtown topography provide an opportunity to see landmarks and distinctive districts from a distance. Important buildings are highlighted and viewers can take in a sense of the whole in a way that would not otherwise be possible. City planners throughout history have used topographic high points as sites for important buildings. Topography is one of the principal assets that makes the City of Rome so memorable. Pontiac streets, like Roman streets, do not try to minimize the sense of changing contours. Instead they heighten dramatic impact by cutting right across contour lines. The value of placing important buildings at topographic high points was understood by Pontiac's early planners, or else they made some very lucky site location decisions. Old Central Elementary School is a case in point. Its highground location has been made all the more dramatic by the more modern Wide Track Drive. Topography works against the image of downtown where it affords an opportunity to view low lying, unattractive areas from thoroughfares elevated by natural contours. For example, Wide Track Drive West just west of Oakland Avenue is on high ground. As the roadway curves to the south toward Huron, its elevation offers a very unattractive view of the northwest side of downtown. Distant views of distinctive landmarks enhance the visual richness of downtown Pontiac. These views are produced by the interaction of its topography and historic architecture. One such landmark which can be seen from many different locations is St. Vincent DePaul's steeple. Provided that the steeple itself can be preserved, it will be well worthwhile to protect views of it from different downtown vantage points. For example, traffic entering downtown on University stops at Perry and Huron before turning right and heading west. St. Vincent DePaul's steeple can be seen from the right-hand lane (but not from the left because it is blocked by the south stairwell of the municipal parking structure). It provides a beautiful orientation point in the day and would be very dramatic at night if lit. This view can be preserved by controlling the height and placement of buildings on Perry and on the urban renewal site on Water Street and the end of Perry. Those parts of future buildings which are in line with St. Vincent DePaul's should not exceed the height of the historic three-story Waldron Building (Competitive Telephone Systems). Page 13.49 �• • • • • • Figure 13.22 DOWNTOWN ARCHITECTURAL LAN DMARKS Iii ~z !'o~- ~ \ i ■ ~~ o'"D@ ~ WATE ~ I I I I I I I I I I I Page 13.50 I �The Silverdome is sited where it is visible from West Huron as it enters and passes through downtown from the west. This may have been lucky happenstance, but the results are no less memorable. Contours reach a high point at the point of Pontiac Central High School (west of State Street ). From this high point, motorists approaching can look straight across the downtown to the Silverdome. Thus the downtown is visually linked with one of the most important symbols of the city's economic life and regional identity. As M-59 continues east, the topography dips down at Wide Track Drive West and raises up again to reach another crest at Saginaw. From this point, the Silverdome is still in view, but not as dramatically as from the higher ground at Pontiac Central High School. Potential revenue source for downtown redevelopment could be between $21,000,000 and $37,000,000, but utilization of theses sources would require bonding and risk. A preliminary analyses completed in 1990 by Lewis Wilking, a consultant to the Pontiac Growth Group, indicates that a downtown upgrade could be funded from the following sources: $30,000,000 from bonding against Tax Increment Financing Area (TIFA) revenues for 7 years 3,000,000 from bonding against Downtown Development (DDA) revenues for 7 years 4 300 000 from money now in the General Building Authority (GBA) fund $37,300,000 Total based on 7 year TIFA and DDA bonding $27,000,000 Total based on 5 year TIFA and DDA bond These figures have not been fully confirmed by a detailed financial audit. Furthermore, they are subject to change over time as new assets and liabilities arise. However, the Wilking preliminary figures do indicate the possibility of a substantial asset for downtown improvement. The Pontiac Growth Group controls substantial downtown property which could be the basis for revitalization. This property is concentrated in the blocks bounded by Lawrence, Perry, Water, Saginaw, Pike and Wayne. Approximately 70,000 square feet or 28 percent of the site area of these blocks is owned or otherwise controlled by the city. REVIEW of PAST DOWNTOWN PLANNING and DEVELOPMENT PROPOSALS _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ The "New Pontiac Plan" Concept of 1980 envisioned a radical remaking of downtown. Prior to construction of the Phoenix Center, the city adopted a downtown plan concept that was called the "New Pontiac Plan." This concept is incorporated in the Pontiac 2000 Plan published in May of 1980. The New Pontiac Plan concept, which shows the influence of the famous French architect Le Corbusier, called for the total remaking of the downtown in the image of a suburban office plaza. The entire area within Wide Track Drive was to become what the Phoenix Center is, a cluster of high-rise towers distributed about a pedestrian plaza elevated above the major streets. A few of the more prominent existing buildings were to be retained, but as quasi-museum pieces separated from the pedestrian plaza which would link all the new development together. There was Page 13.51 �no attempt to preserve any continuity in the existing fabric of downtown. The street pattern was w be virtually obliterated. Saginaw Street, which is probably older than the city itself, completely disappeared. The Phoenix Center was a first phase realization of the New Pontiac Plan concept. Whether or not the future will proceed as proposed in the past is a question that must be re-asked and re-answered by each successive group of plan makers. The planning effort of which this document is a part certainly ought to ask this question and arrive at an answer informed by the knowledge of new developments and ideas that have occurred over the past decade. The 1984 American City Corporation study of downtown Pontiac emphasized the need for a major facelift as a condition for additional new development. The study, prepared for the Pontiac Downtown Development Authority, observed that the recently completed Phoenix Center and Pike Street Restaurant were very positive improvements. So was the then pending Eagle Theater renovations. However, the report said: In order for additional development to occur successfully, a major downtown facelift must be completed. The American City report further specified the following facelift efforts deemed most important: 1. Rigorous building code enforcement to bring all stores and offices up to current safety standards; 2. Facade renovations with city financial help if need be and with state and/or other help if possible; 3. Streetscape improvements, including replacing old curbs and sidewalks with wide, attractive walkways, barrier-free curbs, planters, new lighting and other pedestrian amenities; and 4. Circulation improvements, partially in the form of a pedestrian skyway system, to link the Phoenix Center, senior citizen center, the Saginaw Street office and financial hub, the municipal complex and the transportation center. These facelift efforts were expected to be helpful, (and maybe necessary) to the effort to attract developers to downtown. The 1984 American City Corporation study of downtown Pontiac identified the need for major activity generators. The American City Corporation also pointed out the importance of public activity generators to any downtown. It noted tltat there were few such activity generators in Pontiac and it suggested the following on-going or periodic activities: Grand Prix auto racing, public concerts, an auto exchange, art shows, a farmer's market, heritage festivals, and marathons and health runs. . I • I . I I I I -I I I I I I II Page 13.52 ------------ �American City also suggested that Pontiac seek the following institutions as permanent residents: A regional theater company , Pontiac Theater IV, North Star Productions, Lakeland Players , and the Pontiac-Oakland Symphony. The 1984 American City Corporation study suggested that consideration be given to a major, market-inducing development project for downtown Pontiac; but the study was not enthusiastic about prospects for such a bold project. The American City Corporation study noted that development "perspective runs the gamut from conservative to bold," but conservative thought generally prevails. Notwithstanding, the study also enumerated a few outstanding examples of the bold approach successfully implemented. These included: Renaissance Center in Detroit, Water Tower Place in Chicago, Grand Avenue in Milwaukee, and Harborplace in Baltimore. All of these "bold" projects involved a major developer "inducing a market," i.e. creating a major mixed-use project where goods and services are sold, and creating it in a location where there was no measurable pre-existing demand for such a facility. The American City Corporation report enumerated three factors that supported the prospect for the bold approach in Pontiac: The land is controlled or controllable, Oakland County has very high income levels, and influential local business people are willing to help secure the right developer. Despite the presence of three favorable conditions, the American City Corporation did not advise Pontiac to make a major effort to secure such a bold-approach developer. Instead, it suggested that Pontiac spend about six months and a limited amount of money to find the right bold-approach developer willing to try his hand in Pontiac. The report suggested that a bold-approach project for Pontiac could include the seven acre urban renewal site west of the Phoenix Center, the three acre urban renewal site east of the center and the three blocks along Saginaw between Water and Lawrence. Of course, the report noted that there could be no certainty that a developer could be found. Notwithstanding its statement that conservative thought tends to prevail in development perspectives, the American City Corporation recommended an "ambitious" approach, by which it meant something more than conservative but less than bold. This ambitious approach was expected to require substantial funds and commitments from the public and private sectors. In its initial phase, American City's ambitious approach had six parts: 1) an ice arena with a practice rink open to the public; 2) two office buildings; 3) a regional theater and the Pontiac IV Theater; 4) a food court; 5) retail goods and services; and 6) a hotel. The market study of these proposals made a number of very optimistic assumptions. The success of each depended on the presence of the others. The Ice Arena: The arena was to include an Olympic-sized hockey rink with 6,000 to 8,000 seats. It would have served Compuware Hockey Club as well as the general public. At the time of the study, Compuware had over 300 boys participating in one of the most successful youth programs in the country. The arena would have been a unique attraction to bring Page 13.53 �people to downtown Pontiac, people who would not otherwise come to Pontiac. A market study by the accounting firm of Touche Ross confirmed the feasibility of the arena concept with Compuware participation. Two Office Buildings: The study found a suburban office market with two to five percent vacancy rates and a Pontiac market with a nine percent overall vacancy rate and a 27 percent general or speculative rate. Sixty percent of the city's occupancy was single-user or owner-occupied space, which is called "non-competitive" space. Notwithstanding, American City projected a potential for developing one new 110,000 square foot office building downtown. This was based on the assumption that Compuware would develop and occupy 60,000 square feet for its own needs and that it would develop another 50,000 square feet of speculative space for its future needs. Development of a second office building would come at some future time. Regional Theater Company and Pontiac IV Theater: Based on an analysis completed by Theater Projects Consultants, Incorporated, it was believed that a regional theater company and an amateur theater company could be secured for downtown Pontiac, provided that appropriate space was available. Renovation of the historic Strand Theater was seen as the best way of securing the space. Food Court : American Cities assessment of food court feasibility seems optimistic from the perspective of 1990. American Cities expected the food court would generate over half its income from trade area residents. To do this it would have to capture 0.003 percent of trade area sales potential. This capture rate was deemed "... realistic in light of similar projects developed by The Rouse Company, including Harborplace in Baltimore, Faneuil Hall in Boston, and New York City's South Street Seaport." These are projects with vastly more going for them than can be envisioned for downtown Pontiac. It is difficult to imagine how Rouse Company experience with these projects could be transferred to Pontiac. Furthermore, while these major city festival markets have been very successful, similar Rouse Company projects in smaller cities (Toledo, Ohio, Richmond, Virginia and Flint, Michigan, for example) have had significant difficulties. The American Cities report expected ten percent of food court income to come from visitors to Silverdome conventions. It expected 20 percent to come from arena patrons and five percent to come from theater patrons. Hotel: The American Cities study found insufficient demand for a full service hotel. It did find potential for a small European style hotel offering good service and limited or no special facilities. The only known facility of this type in Oakland County is now located in the City of Birmingham. The American City Corporation's "ambitious" approach required a $100,000,000 public/ private financial strategy; the public funding sources are not now available. According to a Touche Ross financial strategy, $16,000,000 was needed from the public sector and $84,000,000 from the private sector. Major public funding sources were anticipated to be: 1) a $16,790,000 Urban Development Action Grant (UDAG), and 2) a $14,450,000 Economic Development Administration (EDA) grant and/ or loan. These funding sources are not now available. The EDA grant and loan program had been cut back drastically. The UDAG program had been completely terminated. The Secretary of the U.S. Department of Housing and Urban Development has been developing an Enterprise Zone concept to facilitate urban revitalization. This program, if enacted, may be a tax incentive program. If it is, projects may depend more on private than public initiative. Something like the American Cities Ambitious Plan may not stimulate the necessary private initiative. Certain public funding sources are still available for downtown. They include: 1) industrial revenue bonds, 2) excess Phoenix Center bond proceeds, and 3) Downtown Development Authority mortgage pool Page 13.54 I I I I I I I I I I I I I I • • • • �funding. Utilization of these sources was envisioned in the Touche Ross strategy, so they are not alternatives to UDAG or EDA funds. During the late 1980's, Pontiac nearly achieved a major single tenant office building. A major chain retailer considered urban renewal land in downtown Pontiac as the site for its corporate headquarters. Negotiations to secure this project were based on the expectation that UDAG funds would be available to enhance its attractiveness. The project failed to reach fruition because of unanticipated changes in the retailer's financial status. Downtown hotel development potential was evaluated in 1988 without a strong positive finding. The Laventhol & Horwath study was somewhat ambiguous in its conclusions and made a number of favorable assumptions in order to arrive at some positive findings. The study found area growth and downtown accessibility to be positive factors. Extensive competition was seen to be a major negative factor. The study saw competition coming from 11 existing facilities with 2,193 rooms, plus an additional 1,200 rooms under construction or in planning. It was projected that not more than 1,000 of these additional rooms could be absorbed by 1993. Laventhol & Horwath made no recommendation to develop, but did indicate a projected cash flow before fixed charges based on an $80 room rate and a 54 to 65 percent occupancy rate between 1991 and 1995. The study assumed that there will be substantial upgrade in the quality of downtown Pontiac's physical environment. Included in this improvement is an assumed "Marketplace of Nations" (MONAT), a 130,000 to 140,000 square foot urban entertainment complex with the following facilities: Nightclubs (3) Restaurants (5) Specialty retail store Small retail stores Offices Apartments Atrium 19,000 sq. 25,000 sq. 14,000 sq. 28,000 sq. 31,700 sq. 13,000 sq. 9,500 sq. ft. ft. ft. ft. ft. ft. ft. MONAT was to be located on the block bounded by Pike, Saginaw, Lawrence and Wayne. The Phoenix Development Company was to be the developer. In the mid 1980's, the Pontiac Planning Division developed three important concepts for upgrading pedestrian circulation in downtown. These concepts all recognize the need to greatly enhance pedestrian circulation facilities. The most ambitious of three concepts incorporated an elaborate system of pedestrian skyways, outdoor pedestrian malls and indoor pedestrian malls. A less ambitious concept incorporated pedestrian skyways to integrate the Phoenix Center office towers and the Pontiac Place senior citizen high-rise with future development on vacant urban renewal land to the northwest and northeast of the Phoenix Center. In the mid 1970's, the Pontiac Planning Division also developed important streetscape concepts for downtown. These concepts called for the preservation of existing streetscapes predominated by historic facades. The buildings so recognized include those in the blocks previously identified as still having building and retail continuity. Page 13.55 �For this Comprehensive Plan, ihe PHH Fantus Company identified six types of uses which it thought downtown Pontiac had the greatest potential to capture. These targeted uses include: entertainment and restaurants, smaller "back-office" and service firms , health care services and health care related businesses, government offices, service and specialty retail, and apartments. The PHH Fantus Company studied downtown Pontiac for this plan and recommended improvements it felt necessary to overcome downtown's substantial problems. These improvements are set forth in the growth enhancement policies. They relate to: the need to correct the city's larger crime, education, and image problems; the need to correct the downtown's specific crime problems with mowited officers and/or other special patrols; the need to improve access, particularly from Wide Track into attractive parking areas; the need to improve the appearance of downtown in general ; the need to improve the appearance of the downtown's excessive open space; the need to provide renovated and new office space; the need to attract each of the targeted uses, which can then serve to attract other uses; the need to capture General Motor's and other significant employers' service and retail needs; the need to improve the connection between the Phoenix Center and the rest of the downtown; the need to maximize the image potential of downtown's historic character buildings; and the need to have some demonstrated successes. i ,. I ,. I i I -I -I I I II II Page 13.56 - .........,,==~-- - �Downtown Pontiac the night before the Super Bowl was played in the Silverdome Page 13.57 �Chapter 14 FUTURE LAND USE MAP and MAP P O L I C I E S - - - - - - - - - - with Related Explanations INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ This section is organized into policies which relate directly to the land use categories in the future land use map. Also included are tables which indicate the total land area allocated to different land use categories by this plan and by some previous plans. FUTURE LAND USE MAP POLICIES _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ In Land Use Plan areas which are designated "Low Density Residential," residential uses should be limited to residential uses with a maximum density of not more than five dwelling units per acre; different zoning districts and planned development regulations may be used to implement this density. This means minimum lot sizes of 8,700 square feet for conventional single-family subdivisions. Cluster subdivisions and similar planned developments which incorporate common open space for recreation and/or aesthetic purposes may have smaller lots for each individual home, so long as the average site area for each unit is 8,700 square feet exclusive of vehicular circulation rights-of-way. Single-family attached developments and other residential forms with an average of 8,700 square feet per unit exclusive of vehicular circulation may also be permitted. Different zoning districts and/or planned development provisions may be utilized to regulate various different sites within the "Low Density Residential Area." Zoning may be used to set aside a portion of the "Low Density Residential" area for densities lower than 8,700 square feet per unit. In Land Use Plan areas which are designated "Low-Medium Density Residential," residential uses should be limited to residential uses with a maximum density of not more than seven dwelling units per acre; different zoning districts and planned development regulations may be used to implement this density. This means minimum lot sizes of 6,200 square feet for conventional single-family subdivisions. At such densities, new single-family detached development should occur in zero lot line and related configurations as shown in Figure 14.1. Developments which incorporate common open space for recreation and/or aesthetic purposes may have smaller lots for each individual home, so long as the average site area for each unit is 6,200 square feet exclusive of vehicular circulation rights-of-way. Different zoning districts and/or planned development provisions may be utilized to regulate various different sites within the "LowMedium Density Residential" areas. Zoning may be used to set aside a portion of the "Low-Medium Density Residential" area for densities lower than 6,200 square feet per unit. Page 14.1 �Figure 14.1 ZERO LOT LINE and RELATED RESIDENTIAL DEVELOPMENT TYPES 1 4 2 3 5 1) Zero Lot-Line Lot; 2) "Z" Lot; 3) Angled "Z" Lot; 4) Wide-Shallow Lot; 5) Zipper Lot \ ■ ■ • • • • •I I I I I I I I I I I Page 14.2 �Convenience food stores may be allowed in certain Land Use Plan areas which are designated "Low Density Residential" and "Low-Medium Density _Residential" where necessary to serve the grocery shopping needs of people who do not have easy access to automobiles for trips to a supermarlzet. In order to function as intended, i_e_ in order to serve the grocery shopping needs of households with limited mobility, convenience food stores must be within walking distance of the population they serve. Accordingly, some convenience food stores necessarily must be located within residential rather than non-residential areas. Such stores should be permitted by incorporation of a special convenience store commercial zoning district to be mapped on sites where convenience stores are desired and appropriate_ Since this mapping would be done in pursuit of this specific comprehensive plan policy, it would not constitute illegal spot, zoning. Mapping should give preference to locations on arterial and collector streets. Other locations should only be considered if there is no possibility to serve a particular area from a location on an arterial or collector street_ Loitering, crime and other social problems sometimes which might be associated with convenience stores should be taken into consideration when deciding on convenience store locations_ These problems should also be addressed by appropriate zoning and licensing regulations. Land Use Plan areas which are designated "Medium Density Residential" should be limited to residential uses at a density of not more than 20 dwelling units per acre; different zoning districts and planned development regulations may be used to implement this density. This means a minimum lot area of 2,178 square feet per residential unit. Single family attached townhouse type developments are possible, but somewhat cramped if developed at the 20 unit per acre maximum density provided for by the Medium Density category. Garden apartment developments are feasible at 20 units per acre. Higher rise apartments with substantial open space are also possible. Different zoning districts and/or planned development provisions may be utilized to regulate various different sites within the "Medium Density Residential" areas. Zoning may be used to set aside a portion of the "Medium Density Residential" area for densities lower than 2,178 square feet per unit. Land Use Plan areas which are designated "High Density Residential/Office/Retail may contain high density residential uses in groupings with certain t:ypes of office and retail commercial uses. Areas designated High Density Residential/Office/Retail are located at the Clinton Valley site and in the downtown area. At the Clinton Valley site, it is envisioned that the residential/office/retail mix will occur primarily in the historic buildings on the site. In the downtown area it is envisioned that the residential/office/retail mix will occur within individual buildings_ It is also envisioned that one or two of the various uses in the mix may predominate in individual buildings, but that buildings with different dominant uses will be closely related to each other by close physical proximity and pedestrian access ways. When high density residential, office and retail uses are grouped together in mixed use developments, it is necessary that they be mutually compatible. A very limited range of office uses and a very limited range of retail uses are compatible with residential uses. However, such office and retail uses may be developed at substantial intensities so long as a desirable design relationship is maintained between them and related residential uses. The proper types and intensities of office and retail uses in mixed-use developments should be set forth in zoning regulations applicable to the Clinton Valley site and the downtown. Residential uses in mixed-use projects may be very high density. Specific densities may be spelled out in zoning regulations designed specifically for Clinton Valley and other regulations designed specifically for downtown. Land Use Plan areas which are designated "Transitional Office/Medium Density Residential/Parking" may contain medium-density residential uses, office uses and parking along with single-family residential uses so long as the physical character of the area in which they are located is preserved. The ''Transitional Office/Medium Density Page 14.3 �ResidentiaVParking" land use category is intended as a vehicle for preserving the physical character of the areas where it is mapped while at the same time allowing a certain degree of use flexibility. The category is mapped along the south side of West Huron. Here it is intended to ensure preservation of the form of large older homes which characterize this part of the city. Zoning regulations applicable to this area should permit single-family homes . They should also permit twofamily or even three-family homes , provided that a high minimum dwelling unit size is established for at least one of the units and an overall high minimum dwelling unit size is established for the average of all units. This is to encourage owner occupancy and better maintenance. Zoning regulations for the south side of West Huron could also permit office uses, but only those low intensity office uses which generate minimum traffic and parking demands. Two-family and threefamily uses and office uses should be permitted only when adequate parking is provided. Parking should be provided in the rear yard. Front yards should be landscaped and well maintained. The structural character of existing older homes should be maintained, whether used for single-family or other purposes. New buildings should be designed to have height, bulk and massing characteristics which are the same as typical of older structures on the south side of West Huron. The ''Transitional Office/Medium Density ResidentiaVParking" category is also mapped along Seneca between Perry and University. Zoning regulations for this area should be structured much like those described for the south side of West Huron, except that the requirements which apply to the massing of structures should be tailored to any differences in structure sizes between the two areas. So should minimum residential unit sizes. Special regulations may be needed governing the aesthetics of those rear yards which face on Wide Track Drive. Finally, the ''Transitional Office/Medium Density ResidentiaVParking" category is mapped in an area west of downtown between West Huron and Orchard Lake Road. Parcels fronting on Williams, Clinton, Lawrence, Pike, Exchange and Front are included in this area. Here the existing development pattern is considerably different from that on West Huron and Seneca. However, the basic concept of maintaining the existing physical character of the area while permitting some use flexibility is the same. Zoning regulations should include strict building mass and site development controls which are specifically tailored to this area. A "specific plan" may be the most appropriate way to achieve this. The "specific-plan" concept is described in another policy of this chapter. Zoning regulations should also permit a mix of singlefamily, multiple-family and non-residential uses. Land Use Plan areas which are designated "Office" should be limited to office and a very narrow range of non-office uses which directly support office uses. The plan envisions certain areas as being appropriate only for office use. Retail or other non-residential uses are deemed to be undesirably intensive for these areas. The limited range of non-office uses which might be appropriate include retail sales and service uses which cater to office uses, such as office supply stores, photo-reproduction services and quick printing services. Restaurants which do not cater to the motoring public might also be appropriate. Areas designated for office use are those where the advantages of the office designation combined with th\ existing pattern of use make the concept most obviously appropriate. The plan does not designate every area which might be appropriate only for office uses and a limited range of non-office uses. The plan envisions that other such areas should be regulated for office use via the zoning ordinance. Land Use Plan areas which are designated "Retail/Office" should allow for a broad range of retail and office uses; however, various retail and office zoning districts should be established to restrict certain areas to specific functional and development characteristics. Zoning regulations which implement the "Retail/Office" land use category should be specifically tailored for the following types of commercial development: Convenience Food Stores: There are about three dozen convenience food stores in Pontiac. These stores are located throughout the city, but in greater concentrations in the southeast and lesser concentrations in the north. This distribution is over a decade old and occurs for Page 14.4 ■ ■ • • I I I I I I I I I I I �good reason. Convenience food stores are necessary to serve a low income population with limited access to automobiles. They provide an opportunity for• walk-up trade. S trip or Thoroughfare-Oriented General Commercial Areas: As in most older cities, Pontiac's arterial streets are lined wi th strip commercial development, much of it obsolete. This strip commercial development presents aesthetic problems which are addressed in the Thoroughfare Urban Design section of this plan. It also presents land use problems because platted lots are too small for most new types of commercial development. The obsolete strip pattern, combined with the declining buying power of Pontiac residents, has produced a very high proportion of vacant commercial buildings and sites. Strip or thoroughfare-oriented general commercial areas accommodate a range of convenience, highway service, commercial recreation and office uses. General strip commercial areas are located along Auburn Avenue, Baldwin Avenue, Huron Street, Joslyn Avenue, Perry Street, Telegraph Road and Walton Boulevard. Neighborhood and Community Shopping Centers: There are more than a dozen potential local, neighborhood and community shopping center sites in Pontiac. Shopping centers, in general, function better than strip commercial development. Existing shopping centers should be improved and new ones developed when feasible. Regional Shopping Centers: Auburn Mills is being developed just off I-75 between Baldwin and Perry. Most of its 220-acre site is located in the City of Auburn Hills, but a small portion of its site is in the City of Pontiac. Auburn Mills, will have approximately 2,000,000 square feet of gross leasable area and a 40-mile trade radius. Additional retail facilities are expected to be developed on out parcels. Land Use Plan areas which are designated "Heavy Commercial/Distribution" should allow for a range of retail and distribution uses; however, various zoning districts and special land use regulations should be established to ensure compatible functional relationship and development characteristics with respect to their immediate surroundings. These areas are intended to provide direct access to major thoroughfares and freeways as required by uses such as: sales and service of motor vehicles, boats and other equipment or parts; retail sale of landscape and building materials; sales of cabinets or furnishings in which some level of custom fabrication is required; wholesalers; common carriers (i.e. U.P.S.); moving and storage operations; as well as publishing. Restaurants which cater to the motoring public would also be appropriately located in this district. Particular care is required to enhance streetscape views of related vehicular use and outdoor display/ storage areas, as well as to adequately buffer adjacent residential districts. Sites of a size or dimension which can not provide adequate screening or aesthetic improvements and satisfy the spatial demands of a proposed use should not be occupied by said use. Pennit auto repair and similar establishments only in very limited areas of the city; make such uses subject to very tight screening and other appearance regulation to ensure that they are visually inoffensive. Auto repair establishments abound along Pontiac's thoroughfares, including some which ought to be primarily residential streets. Many of these establishments are made unsightly by outdoor operations and storage. Screening and landscaping are absent. There is an evident lack of concern for appearance on the part of property owners and operators. Building and site maintenance standards are often abysmal. All of this is manifested in cracked and potholed parking areas , makeshift facing material on buildings, and ugly and excessive signage. It is Page 14.5 �particularly important that buildings and sites be maintained to good standards and that vehicles that are being stored and serviced be kept in areas which are not visible from public rights-of-way and neighboring properties. Solid, well maintained masonry walls should be used to enclose outdoor storage and service areas. Land Use Plan areas which are designated "Transitional Industrial" should allow for a very narrow range of uses which support industrial uses, but which are not themselves industrial uses or activities. The "Transitional Industrial" category is intended to facilitate and encourage land uses which can serve as a transition or buffer between industrial uses and less intensive uses. Zoning regulations which implement the "Transitional Industrial" land use category might permit by right non-industrial uses of the type permitted in adjacent non-industrial districts and permit by special use approval industrial support uses. Such uses could include: 1) employee parking, but not heavy truck maneuvering and parking; 2) offices which serve industrial uses; and 3) indoor storage facilities and other buildings housing "quiet" uses, provided that no activity is generated on the sides of buildings facing residential development. Land Use Plan areas which are designated "Industrial" should allow for a broad range of industrial and related or similar uses; however, various industrial-type zoning districts should be established to restrict certain areas to specific functional and development characteristics. Zoning regulations which implement the "Industrial" land use category should include districts specifically tailored for light industrial uses and heavy industrial uses. Provision should be made for industrial-type service uses which are too intensive to be included in "Heavy CommerciaVDistribution" areas. Land Use Plan areas which are designated "Public Service" indicate sites with existing municipal offices, fire, library and hospital facilities. In the future, such facilities may be established in other appropriate sites on an as-need basis. Sites with existing municipal office, fire, library and hospital facilities may be used for other purposes, but only subject to appropriate due process, including public hearings for plan amendments and zone changes. Zoning regulations should be designed to ensure this happens. Land Use Plan areas which are designated "Parks, Schools and Other Recreation and Open Space" indicate sites with existing parks, schools and cemeteries. In the future, such facilities may be established in other appropriate sites on an as-need basis. Sites with existing parks and schools may be used for other purposes, but only subject to appropriate due process, including public hearings for plan amendments and zone changet Zoning regulations should be designed to ensure this happens. The Land Use Plan area which is designated "Office Use Potential" indicates that an office site of unspecified size may be established at the approximate location shown. Although the size is unspecified, a facility of substantial magnitude and quality is envisioned. The location indicated merits such a facility. Until the potential for such an office facility is ripe, the site should be retained in its current use. The Land Use Plan area which is designated "Public Service Use Potential" indicates that a public service facility of unspecified size may be established at the approximate location shown. The plan makes a portion of Hawthorne Park available for a public service facility. The intent is to provide an opportunity for the relocation of the Pontiac State Hospital now at Clinton Valley, thus freeing the Clinton Valley site for private reuse. Until the potential for this facility Page 14.6 ■ ■ ■ ■ I I I I I I I I I I I I I I I �relocation is ripe, the site should be retained in its current use. The Land Use Plan area which is designated "Industrial Use Potential" indicates that the area designated may be changed from residential to industrial use, but only when the new industrial use extends to meet the adjoining industrial areas to the north, west and south. Piecemeal redevelopment or use of individual residential sites is not envisioned; such piecemeal redevelopment or use would be undesirable. The Future Land Use Plan flexible options for a mix of different downtown land uses. Among the uses suggested are the following: Medium Density Residential High Density Residential Specialty Retail/Entertainment Retail/Office/High Density Residential Office and Institutional Public Parking Open Space A mixture of complementary activities must be concentrated in downtown. The activities in such a mixture reinforce each other, but only once a "critical mass" is achieved. The mixture of uses can generate enough pedestrian activity to make public spaces secure and lively and therefore desirable. Diversity means more than one or two uses. The most important activities for downtown are: Offices and office services; Technical research functions compatible with office facilities; Retailing; Hotels and conference centers; Housing; Performing arts; Artists' studios and residences; Entertainment and recreation; and Special events. Page 14.7 �Table 14-1 _ _ _ _ _ _ _ FUTURE LAND USE PLAN TABLE of LAND USES _ _ _ _ _ __ Prepared by Robert K. Swarthout, Incorporated Acres Percent 865 7.2 3,776 30.5 723 5.8 High Density Residential/ Office / Retail 44 0.4 Transitional Office/ Medium Density Residential / Parking 67 0.5 Office 54 0.5 Retail / Office 381 3.3 Heavy Commercial / Distribution 265 2.1 1,966 13.8 28 0.2 527 4.2 1,434 10.6 103 0.9 2,311 20.0 12,544 100.0 Low Density Residential, 1 to 5 Dwellings Per Acre Low-Medium Density Residential, 1 to 7 Dwellings Per Acre Medium Density Residential, 1 to 20 Dwellings Per Acre Industrial Transitional Industrial Public Service Parks, Schools, and Other Recreation and Open Spaces Downtown Street, Alley and Railroad Right-of-Way \ Page 14.8 I I I I I I I I I I I I I I I I I II II �Table 14-2 _ _ _ _ _ _ _ _ _ _ TABLE of EXISTING LAND USES - - - - - - - - - Prepared by Pontiac Planning Division Acres Percent 2,990.9 23.8 Two Family 156.6 1.2 Multiple Family 546.8 4.4 31.0 0.2 Commercial 563.6 4.5 Warehouse&Storage 139.4 1.1 1,286.4 10.3 160.0 1.3 1,467.1 11.7 Quasi-Public (Other Non-Profit Organizations) 246.1 2.0 Recreation 405.0 3.2 Vacant (With No Land Use) 2,239.9 17.9 Street & Alley Right-of-Way 1,856.2 14.8 455.0 3.6 12,544.0 100.0 Single Family Mobile Home Park Industrial Transportation, Communication, Utilities Public (Federal, State, Municipal Organizations) Railroad Right-of-Way Page 14.9 �- Table 14-3 TABLE of LAND USES PROPOSED by the PONTIAC PLANNING DIVISION'S 1985 PLAN I I I Acres Percent 5,228 50.3 908 8.7 Proposed Industrial Areas 1,636 15.7 Public and Quasi-Public Areas 1,560 15.0 830 235 8.0 2.3 I 10,397 100.0 I I I I I I Proposed Residential Areas Proposed Commercial Areas Proposed Parks/ Open Space Areas: Existing Park Proposed Expansion/Development \ I I I I I I I Page 14.10 �'I ! i I I I 1/ on , ·= ~· ~ "".'!1 L =□ nn =--1! nri1,-,r.o □LJ .i 11 , lul: i .~= i'7 u~ ' I : ~I~~ ,w I ' ' rnoodm n ~ ! ,j ~k.';; -·t, _ c,=J· cL=,=,J -·-·-· ·-·-·- ·-· i - ·-·- ·- ·_J �""'llJLGW~J~tl l ~1. I ')b~ _ C9-::Ja7r .if--r-,,-yi ;, ll_j . l Ur;i}Jr--» ! l~ - L l; Uuoed ,r: ,i fij l iI : a: k . . . _. Oe!!1ons . ll07r9r ~Qt\~,( I\ .. ~ \I II \ \ ~ u j Ul) - -- _,.....~]1L _ 0 _. _c ., . LIi I . ' o8EE!Elc~ ~.,,.., . \ . - [ Jl~b - \'-r"""ll"".I" I , , ,.,,. , 1.J.rr - - 'l := -·_-JCT.Jr~ -;_ /'\-::-=~'f' ' ' J ,1 ? • ' - (. '· ~///)..._/~~~ -= = -=:-= :.:. .;.::_, 17 1,l)w D<?nsit.y Re~idential, I l=1 W/41 I ___ J Ll)w-Medium D!'nsity Rei1idPntial, 1 to 7 DwPlli11g« Per Acre I 1 fp ~ ~ [_ __ J .·-,..;;rttr1'-=-'I :-· c-=- ~ ft_ JC - JC - MNlium Densit.y Residf'ntial , 1 In 20 Dwellings Per Acre High Density Re~idential /Office/ Retail Transitiomt! Office/ J\Iedium Density Rrsidential / Parking OfficP I ·=- 11 --- !) ,,•n111nl~c; P '"! r f,,r?"tJ Retail/ Offic,, JJ nnvy C"ll1llll'l'Cin1 / Dist1ibution FIS??, Jr• - 1- J ~ ,,l -.1 ~_,...- -· ·- Public Service: F = Fire Department: L = Library; H = Hospital r--1 Parks, Schools, and Other Recreation and Open Space: S = Schools; R = Recreational Building ~1 ] Signifies Potential for Office Use on a site of unspecified size at approximate location shown E2l1 Signifies Potential for Public Service Use on a site of unspecified size at approximnte loca tion shown 1__3_] Signifies Potential for Industrial Use, but only if such use extends to meet adjoining industrial area to north, west rind south in accordnnce with relevnnt policies of I.he plan l11d11 s t1 ial Tr n11 «itin11:i l l11,l11 ~ti in f Figure 14.2: FUTURE LAND USE MAP ~:,,o fif!ltr<'S ii □ i i i i LJ ~~~~ ~o,;rirJ□□u ,~~ 1a\~tuL_1~----Jl]C] J. i ! i i i i i d ,, 1 . ~,1~~t~ ~~ 1 ~ t~ :- r1r_111 I ::;.--, L=-Jbf '--./, / ""J11 =~ 1l~ U~ U Q~~~;~rwn1 mn[J[J[]]aJ□□[] □ -lhL. · . 1 D\~ 14.3 for prinritizrd thoroughfare improve111r>11t nncl 14.4 for thoroughfare functional clnssificntion. ii i i --yl !_. j ! �Figure 14.3 PRIORITIZED THOROUGHFARE IMPROVEMENT See Figures 5.3 and 5.4 for unprioritized improvements .•-••-•---•1. --o (J1-. -_._w_al.to_n_B,..lv_d_.___·_-_..._-_-_·_-. .-_ -_-_·-_-_:_._·_ - _·_ •_ .. _-_-_- (/) O'l C i5 : "'C • Columbia Ave. <D o . ,,r --·- -- Montcalm St. Auburn Ave . •••.....••.....•...• !!···~~•• .• •,.11!-.~··• :..:,!.:' Thoroughfare Improvement ! First Priority ( 1990-2000) 10 I • Grade Separation First Priority (1990-2000) Intersection Improvement First Priority ( 1990-2000) Boulevard and/ or Side Landscaping First Priority ( 1990-2000) Thoroughfare Improvement Second Priority (1995-2000) Thoroughfare Improvement Third Priority (All.er 2000) 3 ...._ • : :1• i ~~1 o-·--o Page 14.13 �• • • Figure 14.4 THOROUGHFARE FUNCTIONAL CLASSIFICATION See Chapter 5 for thorough/are improvement details ■ ■ ■ -ci a: Walton Blvd. (/) Cl C '6 '"Cl Q) > ,_...,_ _ _ _ _..,<i:;;.l,_.;;c;.;; _ o;;,; lu;;,;m~b;;,;ia;;.;.;A.;;ve;.;.__ ai > ,____ 1 0 <( Svi ....,0 •■ Montcalm St. -ti a: .s= a. e Cl Q) ai M-59 Elizabeth Lake Ad. t-- Huron St. i Auburn Ave. > ai .;1 ......... Cl C ~ Qi .s= :5 ....J C ·-e "' ~ 0 South Blvd. U) 1 MILE "'""""' - - - · .£ ~ C e u. Freeway: right-of-way 250 feet ·---- I Trunklines: right-of-way 120 to 250 feet Major Arterial: right-of-way 90 to 150 feet Major Collector: right-of-way 60 to 150 feet " ~ - "'; .. ,Iii Note: Roads not shown on this map are classified local. Page 14.14 t~, o· ~ .'O I J I I I I I I I � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Pontiac_Comprehensive-Plan_1990s Creator An entity primarily responsible for making the resource City of Pontiac Planning Commission, City of Pontiac, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource circa 1993 Title A name given to the resource Pontiac 2010, A New Reality Description An account of the resource The Pontiac 2010, A New Reality Comprehensive Plan was prepared by the City of Pontiac Planning Commission with the assistance of Robert K. Swarthout, Incorporated circa 1993. Contributor An entity responsible for making contributions to the resource Robert K. Swarthout, Incorporated (consultant) Subject The topic of the resource Comprehensive plan publications Pontiac (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e827c4ac4a8c2216cbdf352209331007.pdf 62a07fd6849b5ea447757956a66f78b1 PDF Text Text L r [ �I ~ I I I I I I I City ofRochester Hills Oakland Counry, Michigan MASTER LA.No USE PLAN March, 1992 Adopted in accordance with Act 285 of1931, As Amended The Municipal Planning Act ~ Public Hearings: March 17, 1992 Adopted: March 31, 1992 I ' I I d~i.~ Nicholas E. Gallopoios Planning Commission Chairperson ~ ✓~--~_,, Patricia A. Goodwin Planning Commission Secretary �I ~ r I I I • City of Rochester Hills Master Plan City of Rochester Hills Mayor and City Council Billie M. Ireland, Mayor Scot Beaton, Council President Jon A. Buller Paul S. Funk Barnett Jones Gary Peters Patricia Roberts Lauren Shepherd City of Rochester Hills Planning Commission Nicholas E. Gallopoulos, Chainnan William Boswell Paul S. Funk, Vice Chainnan Eric Kaiser Eugene S. Nowicki James Rosen George Sadowski Lauren Shepherd* Patricia Somerville Gene Ferrera Director of Planning and Zoning Patricia A. Goodwin Planning Consultant Gerald Luedtke and Associates, Incorporated Special Consultant on NatuTal FeatuTes Todd Holloway Special C01Wlltant on Demographics Patricia Becker *Member through November, 1991 Adopted March 31, 1992 �• • • • • • • • • Table of Contents INTRODUCTION POLICIES OF THE MASTER PLAN CITIZEN PARTICIPATION POLICIES RECREATION AND OPEN SPACE POLICIES TRANSPORTATION POLICIES HOUSING POLICIES COMMERCIAL DEVELOPMENT POLICIES COMMUNITY FACILITIES POLICIES INDUSTRIAL DEVELOPMENT POLICIES HISTORIC PRESERVATION POLICIES PLANNING COORDINATION POLICIES Page l 4 4 5 10 14 16 23 25 26 27 28 NATURAL FEATURES HISTORICAL PERSPECTIVE METHODOLOGY WOODLAND COVER MAP WETLAND COVER MAP HABITAT SENSITIVITY MAP PRIMARY HABITAT ZONES DEFINITIONS 41 POPULATION AND HOUSING POPULATION TRENDS AGE DISTRIBUTION OTHER POPULATION CHARACTERISTICS HOUSING CHARACTERISTICS SUMMARY 43 43 46 48 49 50 ECONOMIC ANALYSES PROJECTION OF FUTURE COMMERCIAL DEVELOPMENT NEEDS MARKET ANALYSIS FUTURE COMMERCIAL IMPACT OF CITY OF ROCHESTER FUTURE COMMERCIAL IMPACT OF SURROUNDING COMMUNITIES OFFICE DEVELOPMENT INDUSTRIAL DEVELOPMENT 51 29 30 32 34 36 39 51 52 65 65 69 71 URBAN DESIGN INTERRELATED OPEN SPACE SYSTEM TRANSITIONS RELATION OF BUILDINGS TO THE ENVIRONMENT ENTRANCEWAYS REVITALIZATION OF THE OLDE TOWNE DISTRICT DETENTION AND RETENTION PONDS 103 107 112 LAND USE EXISTING LAND USE FUTURE LAND USE PLAN 113 113 122 UTILITIES 132 78 78 92 99 �List of Tables II II II II II Table Title PH-1 PH-2 PH-3 PH-4 PH-5 PH-6 POPULATION COUNTS PERCENTAGE OF GROWTH IN POPULATION POPULATION PROJECTIONS TRENDS IN AGE DISTRIBUTION HOUSEHOLD COMPOSITION HOUSING CHARACTERISTICS 44 44 43 E-1 E-2 E-3 E-4 POPULATION AND HOUSEHOLD PROJECTIONS NET DISPOSABLE INCOME RETAIL SALES PER HOUSEHOLD 1990 ANTICIPATED AVERAGE SALES PER SQUARE FOOT 1990 EXPECTED SPENDING POTENTIAL AND SUPPORTABLE BUILDING AREA 53 54 56 E-5 E-6 E-7 E-8 E-9 E-10 E-11 E-12 E-13 E-14 E-15 E-16 D-1 D-2 D-3 LU-1 LU-2 LU-3 LU-4 LU-5 1995 EXPECTED SPENDING POTENTIAL AND SUPPORTABLE BUILDING AREA 2000 EXPECTED SPENDING POTENTIAL AND SUPPORTABLE BUILDING AREA 2010 EXPECTED SPENDING POTENTIAL AND SUPPORTABLE BUILDING AREA TOTAL SUPPORTABLE COMMERCIAL LAND 1990-2010 TOTAL SUPPORTABLE COMMERCIAL LAND AT CAPACITY EMPLOYMENT FORECAST FUTURE OFFICE SPACE DEMAND IN OAKLAND COUNTY OFFICE DEVELOPMENT 1981-1990 INDUSTRIAL DEVELOPMENT 1981-1990 EXISTING INDUSTRIAL/RESEARCH PARKS ANNUAL SQUARE FOOTAGE OF INDUSTRIAL DEVELOPMENT 1960-1990 INTERRELATED OPEN SPACE SYSTEM CAPITAL IMPROVEMENT PROGRAM INTERRELATED OPEN SPACE SYSTEM CAPITAL IMPROVEMENT PROGRAM SUMMARY TABLE INTERRELATED OPEN SPACE PROGRAM CAPITAL IMPROVEMENT PROGRAM PARK IMPROVEMENTS EXISTING LAND USE - 1991 ACREAGE CHANGE COMPARISON EXISTING LAND USE COMPARISON: 1973, 1980, AND 1991 FUTURE LAND USE ACREAGE COMPARISON OF FUTURE LAND ACREAGE BETWEEN 1986 AND 1992 MASTER PLANS 46 48 49 57 59 60 61 62 63 64 70 71 72 75 74 76 87 88 89 117 118 119 124 125 �II •Ill II •Ill Ill II .. ■ II II II ~ • List of Figures Figure P-I P-II Title COMMERCIAL BASE ANALYSIS POLICY OPTIONS -FUTURE COMMERCIAL DEVELOPMENT POLICY FOR FUTURE COMMERCIAL DEVELOPMENT 18 20 W-II W-III WOODLAND COVER MAP WETLAND COVER MAP HABITAT SENSITIVITY MAP 33 35 PH-I PH-II POPULATION PERCENTAGE GROWTH TRENDS IN AGE DISTRIBUTION 45 D-I D-II INTERRELATED OPEN SPACE SYSTEM PLANNED PATHWAYS IN RELATION TO INTERRELATED OPEN SPACE SYSTEM TOTAL PATHWAY SYSTEM VISUAL IMPRESSIONS OF OLDE TOWNE VISUAL IMPRESSIONS OF OLDE TOWNE VISUAL IMPRESSIONS OF OLDE TOWNE STYLISTIC COMPATIBILITY OF FACADES IN OLDE TOWNE STYLISTIC COMPATIBILITY OF FACADES IN OLDE TOWNE 80 111 LU-I LU-II EXISTING LAND USE - .1991 FUTURE LAND USE 116 123 U-I U-II WATER DISTRIBUTION SYSTEM SANITARY DISTRIBUTION SYSTEM 133 134 W-I D-III D-IV D-V D-VI D-VII D-VIII 37 47 83 84 108 109 110 111 �Introduction �• • • • • • • • • • • • • • • • Introduction For the past 30 years, the City of Rochester Hills, and its predecessor the Township of Avon, have carried out a very thorough and consistent planning and zoning process. In 1964, the Township of Avon adopted a Future Land Use Plan to guide development in the community. On January 2, 1974, after 18 months of comprehensive study, the Planning Commission adopted a new Master Land Use Plan for the community . Adoption of a new zoning ordinance on August 24 , 1977 and new rapid growth in the community necessitated a review and updating of the Master Land Use Plan. The updated plan was adopted on February 20, 1979. In 1986, the city again adopted a completely revised Master Land Use Plan on July 15, 1986. This plan addressed the extensive residential, commercial, and industrial development which had occurred in the city during the 1980's. The city established a Citizen's Advisory Growth Management Committee in 1989 which analyzed the urbanization process in Rochester Hills and surrounding communities and made specific recommendations for controlling and planning future growth and development in the City of Rochester Hills. Concurrent with the work of the Growth Management Committee, the Rochester Hills Planning Commission has, for the past 18 months, been in the process of developing a new Master Plan for the city. The Planning Commission has met with representatives of the Growth Management Commit tee and has carefully considered all of its recommendations in development of the new Master Plan. The plan differs from the 1986 Master Plan in several ways. The new plan places more emphasis on control of the amount and location of commercial and industrial development, while still recognizing the need for a strong property tax base in the community. The plan also contains new, more flexible approaches toward economic recycling of previously developed properties. The plan also places more emphasis on improving the visual quality of the city as it nears full development. All data on land uses, natural features, and demographics in the plan were newly compiled during the past year, representing a total updating of all categories of information from the 1986 Master Plan used in the current plan. The follows: 1. primary purposes of the new Master To improve the physical environment setting for human activities. -1- of Plan are the city as as a �2. To promote the general heal th, safety, and welfare of city residents by making the city more functional, beautiful, decent, healthful, interesting and efficient. 3. To promote the public interest or the interest of the community at large, rather than the interests of individuals or special groups within the community. 4. To facilitate the democratic determination and implementation of community policies and physical development. The plan is primarily a policy instrument. The plan constitutes a declaration of long-range goals and objectives. The plan facilitates the democratic process by fixing responsibility for determining policies with the Planning Commission, which in turn provides an opportunity for citizen participation. 5. To effect political and munity development. 6. To inject long-range considerations ation of short-range actions. 7. To bring professional and technical knowledge to bear on the making of political decisions concerning the physical development of the community. technical coordination in cominto the determin- The new Master Plan contains the following chapters: 1. 2. 3. 4. 5. 6. 7. Policies of the Master Plan Natural Features Population and Housing Economic Analyses Urban Design Land Use Utilities In March of 1990, the City of Rochester Hills adopted a new Master Recreation Plan for the city. This plan has been carefully reviewed in development in the new Master Land Use Plan and is an integral part of the total master land use planning process of the city. The 1990 Master Recreation Plan was developed through a comprehensive planning process which included consideration of population trends and physical characteristics of the city, review of existing recreation services and facilities, assessment of city-wide recreation opportunities and deficiencies, and identification of long-term recreation goals and policies. The 1990 Master Recreation Plan was also designed so that it meets the -2- �• • • • • • •■ • •■ • •■ requirements of the Michigan Department of Natural Resources for a certifiable local recreation master plan. This will ensure that the city is eligible for grants and other funding for recreation facilities development from the State of Michigan • In July of 1989, the Rochester Hills Planning Commission adopted the Rochester Hills Traffic Study and Comprehensive Transportation Plan prepared by BRW Incorporated of Minneapolis, Minnesota. This plan was amended in 1991 to include a study of the Adams Road Corridor. The Comprehensive Transportation Plan serves as the major thoroughfare component of the city's master planning process. This plan was designed to provide an understanding of current and projected trends in traffic in the city, and to present a comprehensive program of solutions designed to address problems associated with traffic. The primary study area for the Transportation Plan are the boundaries of the City of Rochester Hills and the City of Rochester. The secondary study area included a more extensive area of the region to account for significant growth trends in communities adjacent to and nearby Rochester Hills and Rochester. Several of the chapters in this plan were based on more detailed technical reports prepared by the city's planning consultant and planning staff. These reports are available for public use in the Rochester Hills Planning Department . -3- �Policies of the Master Plan �• • • • • • • •■ •■ •■ Policies of the Master Plan Citizen Participation Policies The Rochester Hills Planning Commission has historically placed emphasis on effective citizen participation in the planning process. This approach will be continued into the future . AVAILABILITY OF INFORMATION The city will continue to inform the citizenry on a timely basis of all planning issues and proposals under consideration. Maps, written reports, and other data on specific planning issues will be available to the public. The professional planning staff of the city wi 11 be accessible to the public for consultation on community development issues. Public workshops and hearings will be scheduled as needed for planning and community development topics • EXPLICIT POLICY PLANNING The planning commission will continue to develop explicit written planning policies to guide and portray its decisionmaking process. Policies provide continuity in the planning process and give assurance to the public that planning decision-making will follow the rationale of the adopted master plan of the city. PROFESSIONAL COURTESY The planning commission will continue to extend every possible courtesy to citizens and other persons who appear before the commission on any planning matter. Every attempt will be made to ensure that each citizen is fully heard and that their comments are carefully considered . THE GOOD OF THE ENTIRE COMMUNITY In evaluating citizen comments and suggestions, the planning commission will consider how specific planning recommendations affect, not only one part of the city or one property owner, but the overall sound development of the entire city. Short-range actions will be carefully evaluated to determine what long-range considerations or results they may bring. -4- ■ �• Playgrounds II • The primary purpose of playgrounds is to provide active play areas for elementary and junior high school children. Playgrounds should include play equipment such as swings, slides, and climbing apparatus. Open space for pick-up sports should be provided if the area is large enough and such activities do not conflict with adjoining residential areas . A playground should be accessible to children without crossing a major street and usually should be within one-half mile of any home. School playgrounds are typical examples of this type of facility. Playgrounds may have smaller picnic areas for small groups. Partial or full fencing may be necessary to protect children from traffic and to contain balls used in play areas. Playfield Playfields are areas which are set aside for organized sports. A playfield may serve a large portion of Rochester Hills or may serve the entire city. A playfield should have adequate parking and vehicular access on a secondary or collector street. Playfields must also be provided with adequate off-street parking to meet the needs of multiple-team sport activities. Special Facilities Special recreation facilities should be provided on a city-wide basis to meet the recreation needs of the Rochester Hills population. Such special facilities include swimming pools, large ice rinks ( artificial and natural), community centers, indoor recreation facilities, golf courses, and tennis courts. Special facilities must have adequate parking and access from a primary or secondary thoroughfare. Special facilities may exist separately or may be planned as part of a major park . I Natural Areas Natural areas are undeveloped portions of the city which can serve as a greenbelt, a nature preserve area, or as a special recreation area for hiking or bicycling. -6- I i I �• • • • • • • • • • • • • • Major Parks Major parks are community-wide facilities which combine two or more of the elements listed above. Elements within a major park should be designed so that they are properly separated. Passive and active recreation activities should not conflict with one another. A major park should include large picnic areas for different size groups, active play areas and children's playground equipment. Vehicular access should be provided by primary or secondary streets. PRESERVATION OF LAND ADJACENT TO CLINTON RIVER AND OTHER WATER BODIES Land adjacent to bodies of water and the Clinton River and its tributaries should be preserved for larger lot and open space residential uses. Low density areas around existing watercourses should be established to decrease potential pollution problems. The 1992 Master Plan contains new information on wetlands and other natural features adjacent to the Clinton River and its tributaries . BIKE PATHWAY AND TRAILWAY SYSTEM The city should continue to implement plans to provide an interconnected system of bike paths and trailways throughout the city. The bike pathway and trail way system should link various residential areas to recreation facilities, schools, shopping, and other destination points . CLINTON RIVER The city should protect the Clinton River and its tributaries to maintain an acceptable level of water and environment quality for all types of water recreation use . PAINT CREEK TRAILWAY The city should continue to encourage the development of the Paint Creek Trailway. -7- �• COST OF OPERATING RECREATION FACILITIES • • • • • • • • • • • • • • The city should carefully consider the costs of maintenance and operation when planning proposed recreation facilities. Each proposed recreation facility should be carefully evaluated to determine its impact on the city budget, the tax burden it may create, and the overall comparison of costs to benefits to residents of the city . INTERGOVERNMENTAL TIES COOPERATION IN PLANNING RECREATION FACILI- Rochester Hills should cooperate and coordinate with other communities, Oakland County, the Region, and the State of Michigan in the planning and development of recreation sites, facilities, and programs. The city should define which recreation facilities it can best provide and maintain and should focus on these improvements. Some kinds of recreation facilities and services can be provided by other levels of government . COOPERATION WITH SCHOOL DISTRICTS The City of Rochester Hills should encourage cooperation with school districts in providing recreation facilities and programs. The Rochester Community Schools, Avondale School District, and private and parochial schools should be consulted on relevant recreation planning proposals . RECREATION COMMISSION The city should utilize the full resources of the Rochester-Avon Recreation Authority in planning and implementing adopted plans for recreation-oriented facilities . PUBLIC ACCESS The city should encourage access to rivers and streams . -8- and develop increased public �• • • • • • • • • • • • •I • NEW OPEN SPACE PRESERVATION APPROACHES The city should actively support new approaches to open space preservation being considered by the state legislature such as land banking and transfer of development rights . PURCHASE PROGRAM The city should continue to pursue an aggressive program of land acquisition for public passive and active recreation use within budgetary limitations . I -9- I I I �• •■ • • • •I •I •I I I I Transportation Policies Note: The city adopted a Comprehensive Transportation Plan in 1989. These transportation policies are in agreement with the recommendations of that plan . ROADWAY FUNCTIONAL CLASSIFICATIONS Thoroughfares in Rochester Hills according to the following system: . • . • . should be classified Principal Arterial Major Arterial Minor Arterial Collector Local Local streets should serve abut ting properties within a neighborhood. Collector streets should gather vehicle trips from local streets and feed them to arterial streets . Arterial streets should be of adequate capacity and design to serve both through traffic and internal traffic circulation needs in the city. Principal arterials should serve through traffic primarily and should be located and designed so they do not disrupt the quality or viability of residential, commercial, and industrial areas of the city . INTERCEPTION OF THROUGH-TRAFFIC A strategy to intercept through-traffic originating outside Rochester Hills and Rochester and divert it to selected identified routes should be developed. This diversion strategy in part includes and affects ro~dways and communities outside Rochester Hills/Rochester. This strategy should at least include: , 1. A north/south arterial generally located near the eastern city boundary to intercept traffic from the east and to provide a high quality connection to M-59. 2. The development of a north/south arterial between M-59 and Silver Bell Road to attract traffic originating in northern Rochester Hills and north of the city and -10- I �• • • • • • • • •I •I I •I destined to the Oakland Technology Park, destinations to the west . SIX LANE MAJOR ARTERIAL ROADWAYS Six-lane major arterial roadways should generally not be built because of sensitive land use and environmental adjacencies and the high capital cost of such improvements. The volume of traffic projected for many major mile roadways in the city for the Year 2005 is greater than twice the roadway's current capacity. This traffic volume could generally not be accommodated by roadways less than six paved lanes . However, because of the primarily residential land use and environmental characteristics along most roadways in the city, six lanes would be incompatible with adjacent land use and/ or the environment and should, therefore, not be bui 1 t. In addition, the capital cost to acquire the required right-of-way to construct the six-lane roadway greatly exceeds the funding capability. The only exception to this finding is Rochester Road south of Avon, if a boulevard cross-section is provided. The reason for this is the commercial nature of the road and forecasted volume of traffic . ACCEPTANCE OF LOWER LEVEL OF TRAFFIC SERVICE Major roadway widening and other planned transportation projects will not be able to accommodate the 2005 forecasted traffic at an acceptable level of service. Therefore, the level of service along selected arterial roadways will be below accepted standards. This is the result of the trade-off between growth in Rochester Hills and the surrounding communities, and the unacceptability of six-lane roadways and/or lack of funding. The acceptance of a lower level of traffic service is necessary in order to preserve essential features of environmental quality in the city. EXTRANEOUS TRAFFIC IN NEIGHBORHOODS Residential neighborhoods in Rochester Hills should be reasonably free of inter-sectional cut-through or extraneous traffic which disrupts their quietude and safety. As a city matures and traffic volumes and congestion increase on major arterial streets, there is a tendency for motorists to seek shortcuts through residential neighborhoods to save time and -11- I the Palace, and �• • • • •I •I •I •I • •I avoid congestion. Any modifications to the local street pattern or any major street closures should be done only after an overall comprehensive traffic analysis of a neighborhood and surrounding affected areas. Experience has shown that the unplanned random closing of streets usually only compounds traffic in adjacent areas . COLLECTOR STREETS Collector streets serve four purposes: ( 1) to collect vehicle trips from local streets and feed them to major thoroughfares; (2) to interconnect sections of a neighborhood; (3) to provide access to neighborhood facilities such as schools or parks; and ( 4) to provide means of ingress and egress to neighborhoods for emergency vehicles such as police cars, fire trucks, and ambulances. A system of collector streets to serve the above defined purposes should continue to be developed. This process should recognize the unique characteristics of each neighborhood, should be flexible, and should be based on a common set of criteria that relate to the purposes of collectors. PEDESTRIAN AND BICYCLE CIRCULATION Pedestrian and bicycle ways should be developed throughout the city in accordance with the Pedestrian Non-motorized Vehicular Pathway Plan. A pedestrian or bicycle way should be more than a simple paved sidewalk. It should include shade trees, benches for rest, drinking fountains, and works of art. Pedestrian and bicycle ways should be designed to connect residential neighborhoods with adjoining city parks, schools, neighborhood shopping areas, and other attractions. ALTERNATIVES TO SINGLE-OCCUPANT AUTO TRAVEL The provision and encouragement of other than singleoccupant auto travel offers potential to reduce congestion and should be considered and pursued where feasible. Alternatives include: Transit service . Car pools/van pools . Staggered work hours . Metering of freeways -12- I �Iii • • •II II II • • • • • • • • • • The City of Rochester Hills should work with state, regional, county, and other municipal authorities to reduce vehicular travel. The successful implementation of these travel demand management strategies has the potential to reduce peak hour travel by five to twenty percent . LAND USE/TRAFFIC DEMAND RELATIONSHIPS Rochester Hills should achieve a balanced relationship between its transportation and land use systems. There should be an adequate number of streets of appropriate carrying capacity to serve the city's land use pattern. Whenever new, more intensive land use developments are proposed, the city should analyze the traffic which will be generated and how the increased traffic will affect the thoroughfare system. The city should require developers of large projects or projects which have high traffic impacts to prepare a traffic impact analysis as part of the project approval process . LAND USE/TRANSPORTATION INTERFACE The interface between the transportation system and adjacent land uses should be complementary. All roadway upgrading should be completed in a manner which is sensitive to adjacent land uses and environmental characteristics . Intensive development areas should be served by special access roads or service drives rather than direct access to heavily-traveled arterial roadways. The number of driveways penetrating a major thoroughfare should be limited. Offstreet parking areas should be developed to minimize conflicts with through traffic . THOROUGHFARE AESTHETICS Thoroughfares in Rochester Hills should be visually pleasing to both the traveling motorist as well as to the pedestrian and to persons who view streets from adjoining land-use areas. Trees and other landscaping in and adjacent to the right-of-way and special design effects such as boulevards or parkways should be encouraged. Billboards and signage should be discouraged through effective zoning and sign regulations . -13- �• • • • • • I • AMENITIES FOR HIGH DENSITY HOUSING High- and medium-density housing should be located near amenities which will make such areas desirable and ensure their long-term viability. For example, apartments benefit from proximity to a natural or wooded area or a major city park. Apartment and townhouse developments are often more desirable when they are within walking distanc .e of shopping and entertainment districts • REDEVELOPMENT OF LAND FILL AREAS The area of Rochester Hills generally bounded by Avon, Dequindre, and School has historically been the location of several land fills and other refuse disposal operations. The city should actively promote the gradual redevelopment of this area for special recreational facilities, residential development, and light industry. Special recreational facilities could include the use of former land fill sites for a golf course, winter sports complex, botanical garden, arboretum, tennis/racquetball club, fitness center, and similar uses. Strategic infilling of new residential development on some parts of the area should be encouraged. Specialized eva I uat i on s for presence of t ox i c was t e ma t er i a l s w i l l need t o be completed before any for new land uses. former land fill areas can be recycled HOUSING FOR ELDERLY II Housing for the elderly should generally be located where supporting facilities such as health care, shopping, and recreation are readily accessible. I I I I -15- I �II Commercial Development Policies II II II II II II II -II II II II II II AMOUNT OF COMMERCIAL DEVELOPMENT A detailed Commercial Base Analysis was prepared for the new Master Plan. It sets forth a more refined evaluation of the effect of disposable income on the need for commercial development in the city than was contained in the 1986 Master Plan. Review of Options for Policy Development Rochester Hills is largely a residential community. Given the current number of households in the city, and considering those projected to be constructed over the next 10 to 20 years as the city approaches "build-out," there is clear need for commercial activity to support the needs of those households. Ideally, the city would like to achieve the ideal amount of commercial development -- not "too much" nor "too little" commercial development for the needs of the residents. The master plan provides the opportunity to determine the best estimate of the "just right" amount of commercial development for the city. A reasonable estimate of the appropriate amount of commercial development can be determined based on sound analysis of the present and projected future, and good judgement of how the projections should be applied to the city. In preparing the master plan, the Planning Commission has a responsibility to make the most reasonable and soundest estimate of the necessary and supportable amount of commercial development. Baseline for Projection of Future Commercial Land Use The Commercial Base Analysis has determined the level of commercial property development that is supportable by the residents of the city in absolute terms for the years 1990, 1995, 2000, 2010, and at "build out." The supportable commercial land for 1990 was estimated to be 371 acres. The analysis also includes an estimate of 504 acres as the actual amount of developed commercial land in 1990. The difference of approximately 133 acres between the 1990 "actual" and 1990 "supportable" is attributed to be largely the result of commercial activity from populations -16- �• •IJI II II II II • • • • • • outside the city. Because the ¥acancy rate in 1990 is about 5%, it should be treated as if it were occupied. Further, because there are no indications of permanent vacancy or abandonment, or of a widespread lack of customers, the 1990 actual development must be considered viable and realistic for projecting future commercial development . Policy Options for Future Commercial Development Having established the baseline for future projections of supportable commercial development as the actual 1990 level of 504 acres, the issue that must be resolved is: What should be the policy for future development? In other words: How do we handle the 133 acre difference between the current actual and supportable as we project into the future? Figure P-I shows in graphic form, the results of the Commercial Base Analysis, the actual 1990 baseline, and projections of four different scenarios related to the four policy options discussed below. While there may be more options that could be considered, those presented represent the basic options available. The policy options and scenarios are: 1) Support no commercial activity beyond that solely for the residents of Rochester Hills. This is represented by capping present development at 504 acres to correspond to the projected supportable acreage at build-out of 503 . Implementing such a policy would probably result in untenable levels of congestion in the existing business because there is no viable way to prevent outsiders from shopping in Rochester Hills. It probably is acknowledged that some amount of commercial property beyond that which is supportable by the residents is necessary and justifiable. This leads to the three additional policy options. 2) Reduce the amount of commercial activity from external populations by 50% at build-out. This policy prescribes that Rochester Hills would effectively transfer 1/2 of the support of outside communities that currently exists to those outside communities as well as the incremental development for those communities. This scenario would be reflected as a decrease of 11 acres every 5 years from the 133 acres differential. This would be an extremely aggressive growth management policy. -17- �-- ····••1••····· Figure P-1 Commercial Base Analysis Policy Options -- Future Commercial Development 800 1990 Zoned Commercial 700 Support External Growth Limit Growth for Extemal to Present Amount 1990 Actual 600 Reduce Commercial by 50% for External I I--' 500 o:> I No Commercial for External -Cap at Present Amount 133 Acres Diff. 36% ACRES 400 Projected Supportable 300 200 YEAR ACTUAL 1990 1995 504 2000 371 401 430 488 2010 2020 100 SUPPORTABLE 503 50% LESS MAINTAIN 133 MAINTAIN 36% 504 534 504 523 541 570 570 563 504 545 585 621 664 636 684 0 1990 1995 2000 2005 YEAR 2010 2015 2020 ■ �II II II II II II II II -II II II II II II 3) Limit commercial development to amount supportable at build-out plus specified increment. At build-out, the amount of commercial land use would be no greater than that supportable by the population at build-out, plus an increment which is equal to the current difference between that supportable by the current population and which is actually in place (1990). 4) Continue to support incremental growth in commercial activity resulting from growth in external populations. This policy assumes that overall patterns of development would not change from today and Rochester Hills would continue to support the additional development needed to support growth of outside communities. This would be reflected as a constant percentage of 36% greater than projected supportable. This policy would probably not be supported by a wide spectrum of residents. The Planning Commission recommends that policy option No. 3 be adopted in the master plan to guide future commercial development in the city. This policy option is illustrated graphically in Figure P-II. ROCHESTER ROAD COMMERCIAL DEVELOPMENT Commercial development on Rochester Road should continue to be 1 imi ted to the three established commercial nodes at Auburn, Hamlin, and Avon Roads. This policy will prevent linear commercial sprawl and protect the viability of existing commercial nodes and the quality of surrounding residential neighborhoods. ROCHESTER ROAD: A SPECIAL URBAN DESIGN DISTRICT The Rochester Road corridor should be designated as a Special Urban Design District with higher standards for sign control, facade design, landscaping, screening, and parking lot design. Although many of the developments are already completed, the creation of a special urban design district wil 1 affect the replacement and updating of faci 1 i ti es which will be an ongoing process in the area for many years. The master plan contains a section which sets forth special urban design concepts and standards for the Rochester Road business corridor. Many of the design ideas will require voluntary compliance or implementation on the part of business owners since they cannot be regulated by ordinance. -19- �--····~·-····· • Figure P-II Policy for Future Commercial Development Rochester Hills Master Land Use Plan 800 1990 Zoned Commercial 700 600 I "" Limit Grow1h tor External to Present Amount 1990 Actual IV 0 I Potential for Revised Zoning 500 133 Acfes Dilf. 36% ACRES 400 Projected Supportable 300 200 YEAR ACTUAL 1990 504 SUPPORTABLE 504 371 401 1995 534 563 430 488 2000 2010 2020 100 MAINTAIN 133 621 636 503 0 1990 1995 2000 2005 YEAR 2010 2015 2020 �BEAUTIFICATION OF M-59/ROCHESTER ROAD AREA II II II II II II II •II II • • • The intersection of M-59 and Rochester Road is a major visual entranceway to the city and its shopping areas. This area is presently barren and unattractive. The city should take the initiative to start a major landscaping program within and near the right-of-way of these two thoroughfares. Appropriate county and state agencies should participate. Flowering apple and pear trees, evergreens, and other plant materials should be planted to improve the visual quality of this area on a year-around basis. State funding is specifically earmarked for such a beautification effort. WALTON BOULEVARD COMMERCIAL DEVELOPMENT Commercial development on Wal ton Boulevard tinue to be limited to the existing development at the intersections with Adams and Livernois. will prevent commercial sprawl and protect the existing homes and the quality of surrounding neighborhoods. should conat the nodes This policy viability of residential REVITALIZATION OF AUBURN ROAD COMMERCIAL AREAS The city should help spark revitalization of deteriorated strip commercial frontage on Auburn Road through planning of strategic infrastructure improvements such as road paving, shared parking, landscaping, and other needed improvements. RESEARCH/OFFICE DEVELOPMENT Additional land areas should be planned for research/ office development within mixed-use business districts based on the strategic economic location of Rochester Hills in Oakland County in proximity to companies which require support services from firms typically located in research/office development areas. OFFICE DEVELOPMENT Office development should be encouraged at planned locations which are compatible with and complementary to residential development. Office land uses can be used as a transition between industrial or commercial areas and nearby residential neighborhoods. -21- �• • • • • • • • • • • • • • MIXED-USE DEVELOPMENT Non-residential mixed-use development areas should be Such areas will considered for strategic areas of the city. provide greater development flexibility and help strengthen the city's tax base . A non-residential mixed-use category will include the following uses: Office, research/office, light industrial, and hotel/motel. A non-residential mixed-use category would not include development of heavy industry, residential development, and commercial uses not related to the primary permitted uses. Performance standards for regulating specific developments will need to be developed as part of the revision of the city's zoning ordinance which will be carried out after adoption of the new master plan • OFF-STREET PARKING All commercial facilities in Rochester Hills should have adequate off-street parking. Parking facilities development programs should be designed to meet the needs of older, established commercial districts. Proposed new commercial developments should continue to be stringently reviewed to ensure that adequate off-street parking is provided. -22- �• • • • • • • • • • • • • • Community Facilities Policies LIBRARY FACILITIES The City of Rochester Hills has in place a library system which is responsive to the changing needs of its population. Library facilities are readily accessible and have been designed so that they provide an aesthetically pleasing and intellectually stimulating experience for the library patron. POLICE PROTECTION FACILITIES Police protection facilities should be adequate to maintain the security, safety, and wel 1-being of Rochester Hills residents. Police facilities should be located to allow deployment of adequate manpower within minimum response time to all parts of the city. The design and maintenance of police facilities should be maintained at all times at a level which allows the department to function at a high level of efficiency . FIRE PROTECTION FACILITIES Fire protection facilities should meet the standards for fire company distribution published by the American Insurance Association. Fire facilities should be reevaluated on a regular basis as new development occurs in Rochester Hills to determine if modifications or additions to facilities are needed to serve new development . MUNICIPAL OFFICE SPACE Modern, comfortable office space should be provided to house all departments of the municipal government. The location of Rochester Hills municipal offices should be convenient to the citizenry and all municipal office installations should be provided with an adequate amount of convenient off-street parking . -23- • �• • • • • • • • • • • • • • SOLID WASTE DISPOSAL In 1990, the city prepared a "Comprehensive Solid Waste Management Plan." The city should continue to actively participate in area-wide solid waste disposal planning. Recycling centers should be planned as an integral part of the city's land development pattern . ONGOING MONITORING, TIES REPAIR AND The city should continue its program of monitoring, repairing, and replacement of sewers, water mains, and roadways. The city's goal should be to detect problems with the utility systems and roads while they are still manageable and can be repaired at a reasonable cost . As deemed necessary, the city should study special problems and also plan for the long-range public utility needs of the city . DEVELOPMENT OF NEW PUBLIC UTILITIES New developments that generate a substantial increase in utility demand should be required to install or help pay for installation of the new utility services. The city and developers should cooperate on the design and construction of new sewers and water mains. Developers should be required to submit a traffic impact statement to determine the amount of additional traffic to be generated, the impact on traffic patterns, and the transportation improvements that will be needed . COORDINATION OF UTILITY IMPROVEMENTS The city should coordinate utility and street reconstruction or replacement projects to save costs and minimize inconvenience to residents. The city should maintain ongoing communication with all departments, agencies, and commissions, within and outside the city, that are concerned with utilities and roads in Rochester Hills . -24- • REPLACEMENT OF PUBLIC UTILI- �• • • • • • • • • • • • • •I Industrial Development Policies INDUSTRIAL LOCATION Industrial areas in Rochester Hills should maximize the use of available trunk transportation facilities ( rail and highway). These trunk facilities provide the most efficient and economic access for industrial facilities and siphon off industrial vehicle trips before they become disruptive to the residential environment . PLANNED INDUSTRIAL PARKS Industrial development should be encouraged in planned industrial parks wherever possible. In particular, the Leach Road area should be planned as an industrial park . -25- I �II • • • • • • •I -I Historic Preseroation Policies HISTORIC PRESERVATION The city should actively encourage the preservation of historic buildings and sites. An up-to-date survey of historic buildings and sites in Rochester Hills should be maintained. Particular emphasis should be placed on preservation of major historic buildings such as Meadowbrook Hall, the Sarah Van Hoosen Estate, the Avon Township Hall in Rochester, and the many historic residences throughout the city • I I -26- �• • • • • • • • • • • •I Planning Coordination Policies PLANNING COORDINATION The City of Rochester Hills should carefully monitor long-range master planning and land use and zoning changes in the surrounding communities of Rochester, Auburn Hills, Oakland Township, Shelby Township, and Troy. Open lines of communication should be maintained with both lay and professional planners representing these communities so that any potential land use or transportation conflicts can be addressed on a timely basis. Planning coordination should include the Rochester Community Schools, Avondale School District, and private and parochial schools. Local planning should be coordinated with the planning programs of Oakland County and the Southeast Michigan Council of Governments ( SEMCOG) • I I -27- I �Natural Features �• • • • • • • • • • • • • -I Natural Features This chapter of the master plan is designed: (1) to identify important natural features which should be taken into account when planning the overall future land use pattern of the city: ( 2) to provide the necessary planning rationale to support the city's adopted wetland and tree protection ordinances: and ( 3) to provide guidance to potential land developers on natural features which may affect the future use of their properties. A practical understanding of Rochester Hills' ecological make-up is necessary in order to develop and apply land use planning strategies in a comprehensive manner. Just as economic base data, population dynamics, transportation and other social and cultural information is evaluated, updated and synthesized into a framework for allocation of land use, environmental factors must also be studied. Vegetation cover inventories, wildlife habitats and ecological processes must be defined to reflect present conditions and to identify long-term impact issues. This understanding can then be included in the development of planning strategies for the future management of the full spectrum of the city's land resources. Such an ecological analysis is essential to the process of managing the city's growth . Previous Master Land Use Plans for Rochester Hills have included map exhibits and summaries of wetland and woodland cover. These documents showed in a broad and simplified format the land cover features that existed within the city years ago. Vegetation resources were mapped as simply "woodland" or "wetland." Actually, these broad categories have many subgroups that need to be identified in order to fully evaluate land use impacts. Each subgroup has its own distinct ecological processes and each contributes differently to the physical and biological character of the city . Since the production of the 1986 Master Land Use Plan, the city has implemented local wetland and tree protection ordinances. These measures have been established to regulate the loss or modification of certain remaining natural features in order to protect the "heal th, safety, and welfare of the public." The legal and planning foundation of such policy lies in the commitment to actively manage surface water quality, aesthetic values and ecological stability for the maintenance of "quality of life" within the community. Knowing that one's surroundings are healthy and ecologically active is important. This inventory and study of the city's vegetation features and habitat zones includes a more detailed assessment of cover type subgroups and provides a summary of general wildlife diversity factors which serves as -28- �• • • • • • • • • • •I • •I an indicator of the overall heal th of the community. This will assist in the evaluation of development impacts to site specific as well as city-wide ecosystems and guide the implementation 0£ land use planning in an environmentally sensitive manner . HISTORICAL PERSPECTIVE Rochester Hills is located in the eastern portion of Oakland County and is geographically described as lying within the Central Clinton River Watershed. This is the midpoint of convergence of the Cl in ton River's primary northern tributaries. The basic land form classification of the city's surface features includes recessional and ground moraines left behind from the retreat of the last glacial period (Wisconsin Stage of the Pleistocene). Outwash and fluvial terrain formed the confines of the major stream courses that resulted in the development of the river valleys and floodplains that make up the city's present landscape. Rochester Hills lacks many of the glacial kettle and manmade lakes found in other areas of northern Oakland County . Instead, it possesses a wide range of riverine (river) aquatic ecosystems associated with its many creeks and streams. Only a few palustrine associated aquatic resources exist which are found in isolated areas. The landforms and primary ecological processes found in the city today are largely due to the river's dynamic hydrologic influences. As a first order regional watercourse, the Clinton River serves as a collection system for surface runoff and contributing flows from feeder tributaries such as the Paint, Stoney, Galloway and Sargent's creeks. Flooding, collection of sediment and contaminants, ponding and erosional processes all influence vegetation and biological processes within the region. With its richly wooded and steeply defined valley walls, it serves as a broad "niche" linking many secondary natural areas and habitats . Woodland and other upland resources within the city are historically characterized as Central Hardwood and Second Growth forest associations with a variety of successional prairie areas left over from the post European settlement agricultural period. Many of these successional prairie areas were once mature hardwood tracts that were cleared for crop production because of their relatively flat characteristics and soil suitability. The conversion of these mature upland forest areas to agricultural land uses caused a migration of terrestrial species to steeper wooded areas and wet-forest zones which are -29- �• • • • • •I • • • • • • •I associated with creek floodplains. These areas were of little use to farmers. The decline of farming in the area resulted in the transformation of many lands once used for cropland to series of grairie ecosystems and successional forest edges. This probably facilitated a brief increase in the amount of acreage within historical Avon Township that was actively used by wildlife. As suburban residential development accelerated in the late 1960's, these prairie and new growth forests were consumed for the same reasons as agriculture-gentle slopes and good soil. The loss of habitat of this type caused a second phase of migration by terrestrial and aviary wildlife to the remaining woodlots, river valley corridors and pocket marshes. These remaining undisturbed areas became the only source of nesting and feeding cover for most species of wildlife. Concentration of the food chain within small isolated cover zones combined with the degradation of surface water quality reduced the overall habitat value within these areas to a level that could only support a limited number of "tolerant species." Since the late 1970's, escalation in the demand for the city's remaining "natural areas" and its proximity to the expanding economic base in north-central Oakland County has brought increased development pressure to Rochester Hills. Residential and corporate construction and infrastructure improvements, such as utilities and roads, threaten to consume much of the city I s remaining "remnant ecosystems." As the steep, richly wooded sites and those near small water bodies and marshes are increasingly preferred by buyers, efforts to develop these areas wi 11 increase. This may result in a dramatic reduction in the remaining species diversity and overall ecological heal th of the area. This study should assist Rochester Hills in protecting its natural resources by serving as a tool for implementing sound land use strategy and assist the city in coordinating environmental protection efforts with its neighboring communities . METHODOLOGY The maps contained in this section of the Master Land Use Plan were developed by synthesizing three different types of information . Existing base data, aerial photographic records and field investigations were compiled and compared to arrive at an up-to-date summary of current vegetation and habitat zone features within Rochester Hills. This summary was then digitally recorded within electronic files for production of a series of exhibit maps to be included in this section of the Master Plan. -30- �• • • • •II • • • • • • • • The process began with the need for a suitable base map This of the major road and water features within the city. base needed to include features identified on the United States Geolpgical Survey Maps for the area including residential streets and local drainage courses so that they could serve as a reference for the mapping of small vegetation features. To satisfy this requirement, the Michigan Department of Natural Resources computer file system was used. This base data system is called the Michigan Resource Information System or MIRIS. It contains all of the necessary information needed to record the schematic locations of various vegetation types. Additionally, this file system contains previous mapping of some of the woodland and wetland features of the area which could be revised and included in the final vegetation cover maps. The next step involved the examination of existing aerial survey information so that the general location of major woodland and wetland features could be identified. If suitable and accurate aerial records were available, they would provide a valuable source of information on cover features and allow for examination of the interrelationships of different types of vegetation and proposed land use. For this, color infrared aerial photographs of Rochester Hills, taken in 1978, were also obtained from the Michigan Department of Natural Resources. Al though more than ten years old, these photos record images using a process that shows, in a range of reds, purples, and whites, the long wave light spectrum that is emitted by the features of the Earth's surface. This type of photograph records different types of vegetation as different textures and shades of "red," which were then traced and electronically digitized to produce draft maps for use in field examination . To correct for changes in land use since 1978, Oakland County black and white aerial photos, taken in 1989, were compared against the color infrared records. This step provided for a more accurate mapping of remaining vegetation features and it incorporated the current development patterns of the city . Draft maps were then used in actual field examination to record small pockets of forested and emergent wetland that were too small to be distinguished from the aerial photographs. This step also involved revision of the preliminary information to reflect a more accurate picture of the city's land cover resources and their quality. -31- �• • • • • • • • • -• • • - The revised and updated information was then digitally recorded within the map file system to produce the final map products. These products include large size full color computer maps, report size color maps, report size black and white reproducible maps and large size reproducible mylar maps for the c i ty's general map file. Additionally, the final computer map files containing the vegetation and habitat information will be incorporated into the Engineering Department's computer file system for use in future development planning and analysis . WOODLAND COVER MAP (FIGURE W-I) Woodlands play an important role in the overall stability of the city. As a source of shelter, they provide nesting and breeding opportunities for birds and mammals and serve as corridors linking other types of habitat. The various sizes of trees, understory shrubs and ground cover that make up woodlands, stabilize slopes, decrease runoff by increasing infiltration, improve air quality and enrich the soil . Woodlands are constantly undergoing phases of regeneration and population by various plant types. As older trees die, saplings replace them rejuvenating the forest with new fruit and nut sources which attract wildlife. The greater the diversity of plant types within the woodland, the greater its value as upland habitat. The Woodland Cover Map identifies primary stands of mature upland trees that exist with sufficient numbers and densities to form stands or tracts. Small, isolated clusters of trees occurring in residential developments or road corridors lack the components to provide diverse habitat opportunities. As such, they are not represented within the map • LEGEND Upland Hardwoods This classification is largely comprised of plants of the oak-hickory association of the Central Hardwood Forest. Existing in these areas are white, red, bur and chinquapin oaks, shag bark hickory, butternut and black cherry . Included in some of the locations are fringe groupings of sugar maple, beech, ironwood, sassafras, aspen, and basswood (not part of the oak-hickory groups) which are found in areas with higher soil moisture. Upland Conifers Upland conifers are evergreen tree species that are found in stands or bands in upland environments. Species forming this group include white, red, scotch and austrian pine, northern white cedar, fir, and spruce. -32- �w --------······· • LEGEND t WOODLAND COVER UPLAND HARDWOODS - UPLAND CONIFER W/41//21 • 1000 OPEN WATER 2000 ~ .... Figure W-1 WOODLAND COVER MAP RESOURCE INVENTORY - 1991 ROCHESTER HILLS, MICHIGAN FOR ftLAflllC PURPOIES ONLY IOUIICI: I. IIDUt IJfllffflllDf" '7 MMN. ~ 1:ltUIO COU. lffWID J0W. P'ttOftlGINl!ff, ltJI '"'"' WO.-... IDMl:E INftltllWIJM STSl'OI 11017M DtMl'MMf t:I !MM. 101J1C1S. 1• l. 1100H w.n.M. fOlll.lltS ll'01Qlr'I. 1111 MAl , 1111 NHG1 @ COl'IIIIGIII M1. TODD IIOUOWAI _=,.~ OMIOHMOOAL --- PUHHll4C ......... ............. ._.. n5i_i ,.._ �• • • • •II ""- WETLAND COVER MAP (FIGURE W-II} Wetlands are perhaps the most important feature of Rochester H.i lls' land cover resources. Because they exist in locations where water or saturated soils transition to upland resources, they serve as the link between aquatic and terrestrial species. This link serves as a critical "ecotone" where the greatest degree of species interaction and energy flow occurs which is vital to the formation of a diverse ecosystem. Wetlands contain the broadest spectrum of plant species and types of any vegetation cover classification. They can be comprised of wetforests, wetmeadows , scrub and shrublands, emergent marsh and submersed aquatic plants. They are also the native habitat of more threatened and endangered species than any other group. Because of this inherent diversity and their position within the overall vegetation composition of the city, they serve as the most important breeding, nesting and feeding cover for the highest number of birds, mammals, insects and fish. The contribution and functional value of wetlands extends beyond their richness as wildlife habitat. The plant life of wetlands can improve water quality by absorbing nutrients and contaminants, reduce storm water velocities, store floodwaters and recharge ground water supplies. LEGEND Shrub, Emergent or Aquatic Bed, Wetmeadow This classification describes those wetland plant communities that are most eas·ily identified by the average person as a bog or marsh. The three subgroup names refer to three different types of wetland vegetation that typically exist in close proximity to water. Aquatic bed wetlands are made up of plants such as lily pads, pondweeds, and milfoil that grow in the shallow depths of permanent water bodies. Emergent vegetation is found in the shallowest locations and ranges into the transition of saturated soils that extends onto drier ground. This group includes cattails, rushes, goldenrod, aster, and sedges. Shrub wetlands are those areas dominated by brush and woody vegetation that includes witchhazel, scrub willow, alder, and red-osier dogwood. -34- �w , •••••• , ••••••• • LEGEND 1. WETLAND COVER LOWLAND HARDWOOD LOWLAND CONIFER SHRUB, EMERGENT OR AQUATIC BED, WETMEADOW OPEN WATER 1000 lOOO J :::s 1000 Figure W-II WETLAND COVER MAP RESOURCE INVENTORY - 1991 ROCHESTER HILLS, MICHIGAN FOA PlUNING PURPOaEI Oltl Y 80URC( ... I \ID$H llf'#f8l()« t, M'II.M. EWIX'S , U4000CCILIN'WUIIOIW.fflOl'OrolWffl.lt71 IIDCiM'JIOO.KIIRWiUD!Sl'Sl'Dt lillOCNII DEPlllnlrol)ff 'X" tW\M. !BlA:B,. ltlt l. lfQIDIH IMf\lML fOl&.IC INUMa'r. l"1 l&At, 1111 ..~ , © COPYAIOHT 111l TODO HOUOWAT ~:fow~ -[IN'IK>NMOOAL --- ... ·---Pl,i,NNIHC ,,.,,_ '"""""""',. ,_ ,... �• • • "II • --~ - Lowland Hardwood Lowland hardwoods are characterized by mature deciduous wetfo :t est tree species which occur in floodplains and seasonally saturated depressions. Members of this group include green ash, red and silver maple, cottonwood, basswood, black willow, swamp white oak, and hornbeam. Lowland Conifer Stands of wetforest evergreen trees species define this cover type. This group is mainly comprised of red cedar and tamarack. Open Water Open water includes surface water features such as ponds, lakes, rivers, creeks, and drains. HABITAT SENSITIVITY MAP (FIGURE W-III) The distribution of wildlife within Rochester Hills covers many parts of the city. Unfortunately, this distribution includes only a few sizeable habitat "niches" that provide a sheltered and diverse environment that can support a range of species interacting with one another on a number of levels. Due to the pattern of development and the loss of vast areas of vegetation resources, these niches occur where the remaining plant and animal communities have stabi 1 i zed within a ecological order driven by the three basic elements of access to food, water, and shelter. These areas are defined by the interrelationship between vegetation that provides food and shelter, and streams and ponds that provide water and food. In identifying habitat zones, an examination of wetland and woodland vegetation was conducted which compared these features to water bodies. Wildlife use of an area cannot be predicted without an understanding of this relationship. This habitat inventory does not attempt to map specific wildlife populations. Instead, it identifies suitable habitats within the city where the basic needs for food, water, and shelter are satisfied. The map reflects the quality of these zones based on their forming a "system" with the potential to support a variety of species and ecological processes. The limiting factor for these sys terns is the availability of open water. Initial identification of habitat zones focused on those areas where two or more vegetation resources, either woodland or wetland, interfaced directly with open water. These locations establish critical "ecotones" that create breeding, nesting -36- �,. ...... ,...,.11•• -· • LEGEND HABIT AT ZONES HIGHLY SENSITIVE HABITAT ZONE - - R - - IIODERA TEL Y SENSITIVE HABITAT ZONE I IIARGINALL y SENSITIVE HABITAT ZONE I W"~ • 1000 OPEN WATER .... ) .... Figure W-111 HABITAT SENSITIVITY MAP RESOURCE INVENTORY - 1991 ROCHESTER HILLS, MICHIGAN FOR ,uJOING PIIIPOOU OIU IOUIICE ~0-~ LI. ~LllFMI\IH' rT•UK.l!!Oll:ES 1:MO:ID0:UatfNP>iJOllrlPttOfOCM"M'l'. lti'I IC>«.w llf!DJIC[.,,,.,. smDI ll«)Of( OB'MIOf r, MU1M,_ ll;DR:t5.. ,. . l. 1CHD1H MlJ\1111,l IUA.aB NJDJ, ttU MAY, 1111 tt'l-001 (f) COl'Y- 1111. TOGO HOUOWAT -[MOHM(tflM. --- PUHNIHC .,.._ . . . . . . CDl"lla.11111: ·-...::;:: - �• -II •II II "-, , - and feeding opportunities for a aviary, and amphibious species. vast array of terrestrial, The minimum size for a zone varies based on the "richness" and complexity of this interface and on adjacent land use influences. In general, the minimum size criteria may be defined as an area that contains open water and a plant community of functional size with a shelter belt of either steep topography, mature for est or open land. The shelter belt is a physical trait that serves as a buffer from dominant human intervention and disturbance to the zone's inherent ecological relationships or ecology. A habitat zone may also be adjacent to another zone of a lesser or higher value. Other small isolated pockets of habitat certainly exist throughout Rochester Hills, but these locations lack the components and interrelationships necessary to facilitate a complex site ecology. These small locations do not appear on the Habitat Sensitivity Map for this reason. Three different ratings are assigned to the habitat zones which identify them as either "Highly Sensitive, Moderately Sensitive, or Marginally Sensitive." This system places a quality factor on each habitat zone which is a combination of the diversity of the habitat features within the zone and includes the zone's susceptibility to degradation as a result of development influences such as storm water contamination, clearing and foot traffic. Hence, the higher the value for a given zone, the greater its role in the overall ecological make-up of the city. Highly Sensitive Habitat Zone These areas contain the richest relationships of water and plant cover features and afford wildlife the greatest protection from disturbance. These areas provide the highest degree of habitat opportunity and serve as the foundation for species existence within their surrounding areas. Because of their richness and potential for utilization of the largest number of species, they are Highly Sensitive. Moderately Sensitive Habitat Zone These zones are characterized by a lesser degree of plant cover diversity or are served by water features that are smaller than the Highly Sensitive Zones. As a result, their potential to serve a diverse range of wildlife species is somewhat limited. They do provide certain special habitat functions such as serving as isolated niches for specific wildlife communities. -38- �II II • • " " Many of these areas abut one or more High Sensitive Zones. In doing so, they serve as secondary support habitats for many of the species which are found in areas which are more sensitive and more di verse. Because of their lesser role in the city's biological diversity and their reduced plan make up, they are Moderately Sensitive. Marginally Sensitive Habitat Zone Environments that contain features such as open-range land, golf course fairways, steep topography or plant community-to surface water relationships that lack diversity define these zones. In general, they serve as corridors that link higher value habitats and function as natural buffers that support Highly Sensitive and Moderately Sensitive Zones. PRIMARY HABITAT ZONES The following list contains a summary habitat features for each of the seventeen identified on the Habitat Sensitivity Map: of the habitat major zones Area l. Western Clinton River Valley: Largest and most diverse system, centered on major regional water course. Elements include river, marsh, standing water, lowland shrub and aquatic bed food and cover sources, upland and lowland hardwoods. This zone functions as a major corridor for wildlife. Area 2. Oakland Second Di verse aquatic Area 3. Central Paint Creek Watershed: Primary "cold water fishery" and upland corridor system of local impact. Third largest. Elements include stream aquatic bed, standing water, lowland conifer and shrub cover, meadow food sources, mature upland f crest. Water qua! i ty values good to the mouth of Sargents Creek. Area 4. Central Stoney Creek Valley/Winkler Pond: Fourth largest system, centered around Stoney Creek corridor. Elements include stream aquatic bed, marshland, upland and lowland conifer, and upland hardwoods. This zone has steeply defined valley walls and serves as a corridor between Winkler Pond and other habitats. University/Golf Course: largest system, centered on Galloway Creek. mix of lower order water bodies, shrub and bed food sources and upland hardwoods. -39- �• Area 5. •II Bloomer Park: Part of a major parkland resource. It includes prairies, shrublands, mature wooded valley slopes, and a perched pocket open water marsh ecosystem. This system serves important support resource values to the Clinton River corridor. Area 6. Ill East Clinton River Valley: A short segment within the City of Rochester that contains river aqua ti cs, permanent standing water, emergent marsh, lowland shrub edges, upland conifers and hardwoods, and lowland forest. Area 7. Pine Trace/Sprague Drain: Primarily a lowland forest environment. Elements include standing water, marsh and lowland harwoods. Area 8. Honeywell Ditch: Primarily a lowland forest environment. Elements include creek bed, lowland conifer, lowland hardwood and upland hardwood. Area 9. Rochester/Orion Road: A lowland hardwood and seasonally flooded swamp ecosystem containing pocket marshes and creek flow corridor functions. Area 10. Sheldon Road: Primarily a shrubland and wetmeadow corridor. Elements include lesser order creek aquatic, marsh, and lowland. Area 11. (unnamed) Narrow upland forest corridor contiguous to Paint Creek. Elements include upland hardwood, standing water, and lowland hardwood. Area 12. Sargent's Crossing: Lowland stream corridor associated with Sargent's Creek. Elements include creek bed aquatic, marsh, lowland shrub, and upland hardwood. Area 13. Dutton Ditch: Primarily a lowland forest corridor. Elements include lowland hardwood, creek bed aquatic, marsh, and standing water. Area 14. Upper Sargent's Creek: Primarily an upland forest with lesser order creek flow. Elements include mature upland hardwood and creek bed aquatics. II "-- -40- �• • • • •Ill "- Area 15. (unnamed) Isclated lowland shrub wetland and emergent marsh with mature fringe understory plants and seasonal standing water. Area 16. (unnamed) Isolated lowland forest, marsh and mature fringe understory with seasonal saturation and standing water . Area 17. (unnamed) Isolated lowland forest and emergent marsh. DEFINITIONS Diversity: Ecological diversity is simply described as the number of different species and interrelationships that exist within a given area. Ecosystem: A community of living things interacting and dependent on one another and with their physical environment. An ecosystem is any area with a boundary through which an input of energy and matter can be measured and related to one or more environmental factors. Ecotone: The interface between different ecosystems or the edge that is defined by rapid changes in species communities and associations. Floodplain: The area inundated by water flows within river basins that exceed normal bank elevations to an average high water level as a result of major rain events and cause a reformation of soil and vegetation conditions. Habitat: The place where an organism, plant, or animal normally lives and reproduces. Natural Community: A population of plants and animals living and interacting in a given locality. Wetland: 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 referred to as a bog, swamp, or marsh. -41- �II II • - Wetland Vegetation: Plants that exhibit adaptations to allow, under normal conditions, germination and propagqtion and to allow growth with at least their root systems in water or saturated soil. Included in this definition are vegetation groupings of wetmeadows, wetforests, and wet-shrublands. Woodland: A cluster or grouping of mature or second growth tree species forming a woodlot, stand, or forest. The area must allow for the regeneration of normal succession of forest tree populations. -42- �Population arul Housing �I Population and Housing I I I I I I I ,, I I I The City of Rochester Hills has experienced a rapid increase in population and number of households during the 1980's. The 1990 U.S. Census enumerated 61,766 people in the City of Rochester Hills. This represents an increase of more than 51 percent from the 1980 population count of 40,779. The number of households increased by 62 percent, from 14,598 in 1980 to 22,353 in 1990. The majority of this growth occurred in the latter part of the decade, between 1986 and 1990. POPULATION TRENDS Looking back at historic trends, Rochester Hills ( previously Avon Township) has been growing rapidly since 1940, with at least a 50 percent increase in each ten year period. Oakland County experienced similar growth levels during the 1940 to 1960 period, but has leveled off and grew only 7 percent in the 1980 to 1990 decade. Table PH-1, Table PH-2, and Figure PH-I exhibit population trends in greater detail. Rochester Hills has also grown at a more rapid pace in recent years than any of its immediate neighbors. Troy, to the south, experienced very rapid growth up to 1980, as did Oakland Township to the north. Most of Troy is now developed, while land use policies are responsible for slowing the natural growth rate in Oakland Township. The City of Rochester is almost completely developed; its population remained almost constant over the past decade. Auburn Hills (to the west) and Shelby Township (to the east) experienced modest increases. The Southeast Michigan Council of Governments ( SEMCOG) has developed forecasts for the twenty year period to the year 2010 (See Table PH-3). TABLE PH-3 I POPULATION PROJECTIONS FOR THE CITY OF ROCHESTER HILLS I Year Projected Population I 1995 2000 2005 2010 64,581 67,355 70,128 72,902 Capacity -43- I 79,522 �.. .... - .. - - - • - - - - - - --~ , 1111 ~ TABLE PH-I POPULATION COUNTS 1940 1950 1960 1970 1980 1990 Michigan 5,256,106 5,371,766 7,823,194 8,881,826 9,258,344 9,295,297 Detroit 1,623,~52 1,849,568 1,670,144 1,514,063 1,203,339 1,027,984 Tri-County Area 2,377,329 3,016,197 3,762,360 4,204,443 4,043,633 3,912,679 254,068 396,001 690,259 907,871 1,011,793 J ,083,592 ROCHESTER HILLS 5,017 8,903 15,945 24,513 40,779 61,766 Rochester Auburn Hills Shelby Township Oakland Township Troy 3,759 3,465 2,946 966 6,248 4,279 6,210 5,930 1,343 10,087 5,431 8,959 17,114 2,469 19,402 7,054 12,646 29,467 4,793 39,419 7,203 15,388 38,939 7,628 67,102 7,130 17,076 48,655 8,227 72,884 1980-1990 SEMCOG Forecast 1990-2010 Oakland County I ~ ~ TABLE PH-2 PERCENTAGE OF GROWTH IN POPULATION I 1940-1950 1950-1960 Actual 1960-1970 - 1970-1980 Michigan 2.2 45.6 13.5 4.2 0.4 n.a. Detroit 13.9 -9.7 -9.3 -20.5 -14.6 -19 . 1 Tri-County Area 26.9 24.7 11.8 -3.8 -3.2 3.3 Oakland County 55.9 74.3 31.5 11.4 7.1 16.6 ROCHESTER HILLS 77. 5 79.1 53.7 66.4 51.5 18.0 Rochester Auburn Hills Shelby Township Oakland Township Troy 13.8 79.2 101.3 39.0 61.4 26.9 44.3 188.6 83.8 92 . 3 29.9 41.2 72.2 94.l 103.2 2.1 21.7 32.1 59.1 70.2 -1.0 11.0 25.0 7. 9 8.6 1.6 47.1 35.1 66 . 3 23 . 7 �I -sv- :.,, I .....&.. I §~ I'\.) C) ( C) C) I'\.) C) ~ C) O') (X) C) C) C) C) 'O 'O ~ ("') ~ ;:: ~ ;,. ROCHESTER. HILLS :::,.. ..._, Auburn Hills C;:, Towtship :::,. ;,. 5 ~- Michigan g ;,; ~ 0 -c = ~ -·= ~ 0 ~-::, Detroit L...-~ ROCHESTER. HILLS ~ Auburn Hi II s ~ , Oakland TO\l,TlShip I """" Detro i t ,_____ ROCHESTER HILLS ~ ., Auburn Hills ~ __...,. Oakland TO\\nShip ~ ~ = ~ ~ (JQ Detroit ROCHESTER HILLS Auburn Hills ~ Oakland Tomship Cl ., 0 ~ ~ . Detroit ....__ _ _-l ROCHESTER HILLS =- burn Hills land T0W1ship Detroit en tI'.1 ~~~ .n(i 'Tj \0 0 N~O o~ 0 ROCHESTER HILLS Auburn Hills Oakland Tomship C1 I �I I· I I I I I I -I I I - Rochester Hills' growth rate is expected to decline to a more modest 18 percent as the amount of land available for residential , development shrinks. Auburn Hills and Shelby Townships, with more available developable land, will grow at more rapid rates, while the City of Rochester will remain at its current population level. Oakland Township is forecast to grow by 66 percent, to about 15,000 population, over the next twenty years. AGE DISTRIBUTION Rochester Hills' population growth is concentrated among adults, rather than children. During the decade of the 1970's, population in the age groups under age 25 increased at only half the rate for the city as a whole, while explosive population growth was observed in the adult age groups, over age 25. Table PH-4 and Figure PH-II indicate age distribution trends in greater detail. TABLE PH-4 TRENDS IN AGE DISTRIBUTION Under 5 5-17 18-24 25-44 45-64 65+ 1970 1980 1990 2,011 7,790 3,372 6,016 4,291 1,033 2,720 9,719 4,527 12,893 8,347 2,573 4,447 11,863 5,122 22,459 12,528 5,347 35.3% 24.8% 34.3% 114.3% 94.5% 149.1% 63.5% 22.1% 13.1% 74.2% 50.1% 107.8% 24,513 40,779 61,766 66.4% 51.5% 1970-1980 1980-1990 The 1980's brought greater growth in the number of young families, while the baby "boomlet" produced a large increase in the number of children aged zero to four. The baby boomlet, as it is known, represents the phenomenon of children being born to the baby boomer generation. The baby boomers were born between 1946 and 1964; they were at the prime child-bearing ages (25 to 40) in the late 1980's. While these young people will, generally, have fewer children than their parents did, there are so many of them having one or two children that a "boomlet" results. These young parents, having the boomlet babies, are also at a prime age for buying homes. Thus, their age group ( 25 -46- �...... -...,,__, ................. .. .. .... Figure PH-II Trends in age Distribution 25000 65+ 20000 m=t?'~Wz'M 45-64 -25-44 15000 I ,t::> -..J I 10000 5000 ~ 18-24 - 5-17 <5 0 1970 Source: 1990 Census - APB Associates 1980 1990 �I I I I I I I I •I I I I I I to 44) increased by 74 percent in Rochester Hills, · ahead of the 51 percent increase for the city overall. On the other growth rates were lower for persons aged 5 to 24, a hand, which 'includes the baby "bust"--the low birth rate group years of the early 1970's. Overal 1, as of 1990, 26. 4 percent of Rochester Hills' population was children under 18 years of age. The figure for the state as a whole is comparable. However, only 8.7 percent of the city's population was 65 and older, considerably under the 11.9 percent for Michigan and 10.9 for Oakland County. Rochester Hills attracts households in the prime adult years (25 to 64), both with and without children. OTHER POPULATION CHARACTERISTICS Race and Hispanic Origin. Overall, 95 percent of Rochester Hills' 1990 population was white. Asian and Pacific Islanders represented 3.2 percent, followed by black (1.4%), American Indian (.2%), and other race (.3%). Hispanics, who may be of any race, constituted 1 .4% of the 1990 Rochester Hills population. Almost everyone in Rochester Group Q.uarters Population. Hills was living in a housing unit in 1990. Only 773 people (1.3%) were enumerated in group quarters such as nursing homes. Household Composition. Over two-thirds ( 67%) of Rochester Hills households were headed by married couples in 1990 (See Table PH-5). In contrast, the statewide figure is only 55%. Most of the remaining households had only one person living in them. Very few are headed by a single parent with children. TABLE PH-5 HOUSEHOLD COMPOSITION Household Type Number Married Couple 15,053 Other family (two or more people related to each other) 2,016 One person living alone 4,366 Other non-family group 918 Total 22,353 -48- Percent 67% 9% 20% 4% 100% �I I I I I I -I •I I I I -I Population Per Household. The average number of persons per households in 1990 was 2. 7 3. This represents a decline of 7 percent from the 1980 figure of 2. 94 persons per household. The decline was expected, in view of the increased number of households without children and the fact that completed fertility rates are much lower than in previous generations. Completed fertility is the number of children a woman has, or will have, in her lifetime. HOUSING CHARACTERISTICS Rochester Hills had 23,535 housing units at the time of the 1990 U.S. Census (See Table PH-6). Of these, 22,353 were occupied and 1,182 were vacant, for a vacancy rate of 5 percent. Many of the units recorded as vacant, however, were newly constructed and awaiting their first occupants. The total housing stock grew by 61 percent between 1980 and 1990; the number of occupied units, or households, grew by 62 percent. TABLE PH-6 HOUSING CHARACTERISTICS 1980 Number 1990 Percent 1980 1990 Percent Chan9e TOTAL HOUSING UNITS 14,598 23,535 100 100 54 OCCUPANCY STATUS Occupied Vacant 13,761 837 22,353 1,182 94 6 95 5 62 33 TENURE Owner-occupied Renter-occupied 10,970 2,791 17,363 4,990 80 20 78 22 58 79 9,653 1,158 638 1,511 698 940 14,813 2,360 560 2,201 2,117 1,484 66 8 4 11 5 6 63 10 3 9 9 6 53 104 -12 46 203 58 UNITS IN STRUCTURE Single-family Row house Two to four Five to nine Ten or more Mobile home MEDIAN HOUSING VALUE MEDIAN CONTRACT RENT $61,300 $137,900 $300 $566 -49- 125 88 �I I I I I I I I II I I I I I I I Like most Detroit area suburbs, Rochester Hills is a city of hom~owners: four out of five households own their living quarters. However, rental housing increased as a percentage of the total housing stock during the 1980's, and had a larger growth rate (79 percent as compared to 58 percent for owner-occupied units). Looking at the data for uni ts in structure clarifies this trend. Two categories of housing had very high growth rates during the decade: row houses ( one unit attached) doubled, and apartment uni ts in bui !dings with ten or more uni ts tripled ( See Table PH-6) . Single-family homes, while still comprising nearly two-thirds of Rochester Hills' housing stock, increased in number at a much slower rate. Housing values increased dramatically during the decade. The median value of single-family homes, as estimated by their occupants, increased by 125 percent, from $61,300 in 1980 to $137,900 in 1990. In comparison, the Michigan statewide median value is only $60,600; Oakland County's figure is $95,400. Rental levels also increased substantially, from a median of $300 in 1980 to $566 in 1990. However, only one renter in six paid more than $750 per month. The median rent figure for Oakland County is $495; for Michigan, only $343. SUMMARY Rochester Hills is an affluent community of homeowners. It has experienced high growth rates in recent years and very substantial increases in housing value. About average in the proportion of the population that is children, the community has a lower than average proportion of senior citizens. Most households are either headed by married couples or persons living alone. The single-family home but many apartment and row recent years. Housing value than the average for Oakland is the predominant housing type, house uni ts have been built in and rent are considerably higher County as a whole. -50- �I Econom.ic Ana{yses �I Economic Analyses I 'I I I I •I I I I I I PROJECTION OF FUTURE COMMERCIAL DEVELOPMENT NEEDS Rochester Hills does not exist as a separate urban center, but is actually part of a large concentration of suburban communities forming the Oakland County retail trade area. Some types of commercial development will draw customers just from Rochester Hills, while other shopping facilities will draw from all of Oakland County or even a large part of the entire Detroit Metropolitan Area. For example, a neighborhood convenience shopping center containing a supermarket will normally draw customers from a one to two mile trade area. A community shopping center will draw customers from a three to five mile distance. A major regional shopping mall can draw customers from eight or more miles away if there are good expressway connections. Development of major shopping facilities in neighboring communities could have an important impact on any projection of commercial space demand in Rochester Hills. For example, construction of a large, regional shopping mall in an adjoining suburb or intensification of retail facilities in Downtown Rochester could significantly reduce the demand for retail space within the City of Rochester Hills. The concept of projecting future commercial development needs based on a community's population characteristics when fully built up is well accepted in the literature of city planning. The analysis also provides interim commercial development land projections for the years 1995, 2000, 2010 as well as for maximum capacity at total community build out. Most communities in Oakland County pursue, permit, or reject commercial developments based on their own local preferences and advantages. It would be rare for one community to turn down a commercial development because it would negatively affect another shopping area in an adjoining city. Therefore, each city must very carefully assess its own commercial development potential within the broader trade area so that it does not end up with abandoned and boarded up shopping facilities due to overbuilding or stronger outside competition. The conclusion of this ana.lysis contains certain cautions on the amount of further commercial development which Rochester Hills can realistically expect to absorb and permanently support in a viable manner. -51- I �I MARKET ANALYSIS I I I I I I •I I I I I I The market analysis provides information on supportable commercial acreage for 1990, as well as projections for 1995, 2000, 2010, and full capacity build up. An important factor in a market analysis is the number of households. This figure is multiplied by an average household income figure to determine the spending potential for Rochester Hills. These calculations eventually determine the appropriate commercial needs of the city. The 1990 U.S. Census of Population indicates that the current number of households is 23,487. The number of households in Rochester Hills is expected to increase from 23,487 in 1990 to 30,900 in 2010. Based on previous planning studies done by the city, the number of households when the city is totally built-up will be approximately 31,809. The household size is predicted to decrease from 2.78 persons per household in 1990 to 2.5 persons per household in 2010. The forecast, at five year intervals, is shown in Table E-1. Another important factor of the market analysis is the level of household income. This figure is multiplied by the number of households and determines the buying power the total community wi 11 have for goods and services. The 1990 average household income is estimated to be $48,444. Disposable income can now be calculated from the total household income. The total income is distributed between taxes, housing costs, insurance, medical and other services, and tangible goods. Disposable income is the percentage of total income that is available for tangible goods such as food, clothes, automobile costs, and other real i terns. For Rochester Hills, the disposable income used for retail sales is estimated to be fifty-four percent ( 54%) of the total household income. The projected number of households and the disposable income per household are indicated in Table E-2. These two (2) figures are multiplied to attain the net disposable income for Rochester Hills until the year 2010. The disposable income per household is next distributed among consumer expenditure categories by percentages. These percentages portray how a Rochester Hills household will spend its income. A listing of the ten (10) consumer expenditure categories used and their accompanying explanation of uses are set forth below: l) GENERAL MERCHANDISE SALES includes the following estab1 ishments: department stores, variety stores, general merchandise stores, dry good stores, sewing and needlework stores. -52- I �I I TABLE E-1 POPULATION AND HOUSEHOLD PROJECTIONS I I I CITY OF ROCHESTER. HILLS r J I • I I I I t YEAR PERSONS PER HOUSEHOLDS (ADJUSTED) 61,807 2.78 23,487* 1995 64,581 2 . 70 25,342 2000 67,355 2.63 27,192 2005 70,128 2 . 56 29,041 2010 72,902 2.50 30,900 CAPACITY 79,522 2.50 31,809 *This table indicates the number of households in the city as 23,487; while the Population and Housing chapter of the master plan indicates the city has 23,535 households. This difference of 48 households is due to a minor increase in the household figure by the U.S. Census Bureau between the time the two chapters were prepared. 1990 U.S. Census of Population, 1990 SEMCOG Regional Development Forecast, Gerald Luedtke and Associates, Incorporated -53- I HOUSEHOLDS 1990 Sources: t POPULATION PROJECTIONS �TABLE E-2 NET DISPOSABLE INCOME CITY OF ROCHESTER. HILLS t • TOTAL INCOME PER HOUSEHOLD (In 1990 Dollars) (54% OF TOTAL INCOME) NET INCOME (In 1990 Dollars) YEAR HOUSEHOLDS 1990 23,487 $48,444 $26,160 1995 25,342 $48,444 $26,160 2000 27,192 $48,444 $26,160 2005 29,041 $48,444 $26,160 2010 30,900 $48,444 $26,160 Sources: 1990 U.S. Census of Population, SEMCOG 1990 Regional Development Forecast, Howard L. Green and Associates, Incorporated, Gerald Luedtke and Associates, Incorporated -54- �2) APPAREL AND ACCESSORY SALES includes establishments primarily selling clothing of all kinds and related articles fpr personal wear and adornment. 3) FURNITURE, FURNISHINGS, AND EQUIPMENT SALES are establishments primarily selling merchandise used for furnishing the home (furniture, floor coverings, draperies, glass and chinaware, refrigerators, household appliances, radio and television sets). 4) OTHER COMPARISON SALES include the multitude of retail establishments that are too small to categorize indi vidually. 5) FOOD STORES primarily sell food for home preparation and consumption. 6) DRUGS AND PROPRIETARY STORES fill and sell prescriptions, proprietary drugs, patent medicines, and other health and first-aid products. 7) EATING AND DRINKING PLACES principally sell prepared foods and drinks for consumption on or near the premises. 8) AUTOMOTIVE SALES include businesses selling new and used automobiles, new parts and accessories, motorcycles, mopeds, aircraft, boats, and recreation vehicles. 9) GASOLINE SERVICE STATIONS primarily retail gasoline and automotive lubricants. They may also sell batteries, accessories, and perform repairs. 10) HARDWARE, LUMBER, AND GARDEN SUPPLY establishments primarily sell lumber and other building materials, paint, glass and wallpaper, hardware, nursery stock, lawn and garden supplies, and mobile homes. The percent of total disposable income and the estimated retail sales per household for the current and projected years are indicated in Table E-3. A similar spending pattern throughout the projection period is assumed. To derive the supportable retail space for the appropriate year, the retail spending figures indicated in Table E-3 are multiplied by the expected number of households to determine the total retail sales for the city. Total retail sales is converted into supportable building square footage by dividing the dollar amount per square foot per category into the total sales figure. The Urban Land Institute has prepared a table of expected sales per square foot for various types of land use. Table E-4 indicates the sales per -55- �., W//1 • TABLE E-3 RETAIL SALES PER HOUSEHOLD CITY OF ROCHESTER. HILLS COMMERCIAL CATEGORY PERCENT OF TOTAL DISPOSABLE INCOME ESTIMATED RETAIL SALES PER HOUSEHOLD (In 1990 Dollars) COMPARISON: General Merchandise Apparel & Accessary Furniture, Furnishings, & Equipment Other Comparison TOTAL COMPARISON 13.3% 5.0% $ 3,479 1,308 5.7% 12.5% 1,491 3,270 36.5% $ 9,548 20.8% 3.1% 9.2% $ 5,441 33. 1% $ 8,659 17.1% 8.7% 4.6% $ 4,473 2,276 _l_,204 30.4% $ 7,953 100.0% $26,160 I Ln O'I I CONVENIENCE: Food Stores Drugs & Proprietary Eating & Drinking Places TOTAL CONVENIENCE 811 2,407 GENERAL COMMERCIAL: Automotive Gasoline Service Station Hardware, Lumber, & Garden TOTAL GENERAL TOTAL RETAIL SALES Sources: Howard L. Green and Associates, Incorporated, Gerald Luedtke and Associates, Incorporated �TABLE E-4 1990 ANTICIPATED AVERAGE SALES PER. SQUARE FOOT (Gross Leasable Area) CITY OF ROCHESTER. HILLS COMMERCIAL CATEGORY SALES PER SQUARE FOOT COMPARISON: General Merchandise Apparel & Accessary Furniture, Furnishings, & Equipment Other Comparison $117 202 184 154 CONVENIENCE: Food Drugs & Proprietary Eating and Drinking Places 288 172 131 GENERAL COMMERCIAL: Automotive Gas Service Station Hardware, Lumber, & Garden Sources: 128 121 111 URBAN LAND INSTITUTE, Dollar and Cents for Shopping Centers: 1990 Gerald Luedtke and Associates, Incorporated -57- �• • "I • • • -I I I 'I '- square foot figures used. Tables E-5, E-6, E-7, and E-8 show the expected supportable building area in square feet for the years 1990, 1995, 2000, and 2010 respectively . Supportable building area in square feet is now converted into land acreage needed for retail operations. Conversion of the supportable square footage into acres will facilitate an easier comparison to property sizes needed for commercial development. A generally-accepted standard indicates that for each square foot of building, three (3) additional square feet of parking, loading space, greenbelts, and setbacks will be required. This standard has been checked against the Rochester Hills zoning ordinance and landscape regulations and found to be accurate for use in the city. Thus, the acreage is calculated by multiplying supportable building area by four (4) and then dividing by 43,560 (the number of square feet in one acre). The results are indicated in Table E-9. The purpose of this market analysis is to determine the commercial requirements of the future population of Rochester Hills. As shown in Table E-9, the supportable commercial land area for 1990 is 371.2 acres. This acreage number represents the land that can be supported for commercial uses for Rochester Hills residents based upon their income and spending patterns. The short-range projection to 1995 portrays a need of 400. 5 acres for commercial development. A middle-range projection to the year 2000 indicates a commercial need of 429.8 acres. The long-range projection to 2010 shows a commercial demand of 488.4 acres. Figures for Rochester Hills at capacity development can be attained by utilizing this same market analysis process. The 1986 Master Plan reports the holding capacity of the city to be 32,501 households. We have adjusted this figure to 31,809 based on park land acquisition the city has carried out since the 1986 plan was completed . The supportable total commercial acreage can be determined by using the capacity household figure stated, and performing the many calculations involved. To preclude the duplication of the many tables previously listed, a summary table showing the number of supportable acres at total build-out is set forth in Table E-10. The purpose of the foregoing analysis was to determine the amount of commercial development space which Rochester Hills' own population could support. The analysis indicated that the City of Rochester Hills could support 371.2 acres of commercial space by the year 1990. However, the city currently has 504 acres of commercially developed land; therefore, the city now has 132. 8 acres of commercial land developed in excess of what its own population could support in the year 1990. This indicates that the city's commercial developments are serving a population beyond its own municipal boundaries. -58- �:a ;· w·•-,···· •:ca• • TABLE E-5 1990 EXPECTED SPEND!~ POTENTIAL AND SUPPORTALE BUILDING AR.EA (NUMBER OF HOUSEHOLDS - 23,487) COMMERCIAL CATEGORY SPENDING POTENTIAL (In 1990 Dollars) PER HOUSEHOLD TOTAL SALES COMPARISON: General Merchandise Apparel & Accessary Furniture, Furnishings & Equipment Other Comparison $ 3,479 SUPPORTABLE BUILDING AREA (S_QUARE FEET) . 1,308 81,711,273 30,720,996 698,387 152,084 1,491 3,270 35,019,117 76,802,490 190,321 498,717 $ 9,548 $224,253,876 1,539,509 $ 5,441 811 2,407 $127,792,767 19,047,957 56i~3L209 443,725 110,744 431,551 $ 8,659 $203,373,933 986,020 $ 4,473 2,276 1,204 $105,057,351 53,456,412 28,278,348 820,760 441,788 254,760 TOTAL GENERAL $ 7,953 $186,792,111 1,517,308 TOTAL RETAIL SALES $261160 $614,419!920 4,042,837 TOTAL COMPARISON $ I U1 ~ I CONVENIENCE: Food Stores Drugs & Proprietary Eating & Drinking Places TOTAL CONVENIENCE GENERAL COMMERCIAL: Automotive Gasoline Service Station Hardware, Lumber, and Garden Source: Gerald Luedtke and Associates, Incorporated �aw --{- •••••a• TABLE E-6 1995 EXPECTED SPENDING POTENTIAL AND SOPPORTALE BUILDING AR.EA (NUMBER OF HOUSEHOLDS - 25,342) SPENDING POTENTIAL (In 1990 Dollars) PER HOUSEHOLD TOTAL SALES COMMERCIAL CATEGORY SUPPORTABLE BUILDING AREA (SQUARE FEET) COMPARISON: General Merchandise Apparel & Accessary Furniture, Furnishings & Equipment Other Comparison $ 3,479 1,308 $ 88,164,818 33,147,336 75J, 545 164,096 1,491 3,270 37,784,922 82,868,340 205,353 538,106 $ 9,548 $241,965,416 1,661,100 $ 5,441 811 2,407 $137,885,822 20,552,362 60,9~8_!194 478,770 119,490 465,635 $ 8,659 $219,436,378 1,063,895 $ 4,473 2,276 ---..!..? 204 $113,354,766 57,678,392 30,51!1768 885,584 476,681 274,881 TOTAL GENERAL $ 7,953 $201,544,926 1,637,146 TOTAL RETAIL SALES $26,160 $662,946,720 4,362,141 TOTAL COMPARISON I 0) 0 CONVENIENCE: I Food Stores Drugs & Proprietary Eating & Drinking Places TOTAL CONVENIENCE GENERAL COMMERCIAL: Automotive Gasoline Service Station Hardware, Lumber, and Garden Source: ' Gerald Luedtke and Associates, Incorporated �....... •••••a TABLE E-7 2000 EXPECTED SPENDING POTENTIAL AND SUPPORTALE BUILDING AREA (NUMBER OF HOUSEHOLDS - 27,192) COMMERCIAL CATEGORY SPENDING POTENTIAL (In 1990 Dollars) PER HOUSEHOLD TOTAL SALES SUPPORTABLE BUILDING AREA (SQUARE FEET) COMPARISON: General Merchandise Apparel & Accessary Furniture, Furnishings & Equipment Other Comparison I $ 3,479 1,308 $ 94,600,968 35,567,136 808,555 176,075 1,491 3,270 40,543,272 88,917,840 220,344 577,389 $ 9,548 $259,629,216 1,782,363 $ 5,441 811 21_407 $147,951,672 22,052,712 65,4511_144 513,721 128,213 4991_627 $ 8,659 $235,455,528 1,141,561 $ 4,473 2,276 1,204 $121,629,816 61,888,992 32,739,168 950,233 511,479 294,947 TOTAL GENERAL $ 7,953 $216,257,976 1,756,659 TOTAL RETAIL SALES $26,160 $711 ,3421?20 4,_§80, 583 TOTAL COMPARISON 0) f-' I CONVENIENCE: Food Stores Drugs & Proprietary Eating & Drinking Places TOTAL CONVENIENCE GENERAL COMMERCIAL: Automotive Gasoline Service Station Hardware, Lumber, and Garden Source: Gerald Luedtke and Associates, Incorporated �c------ l· ··••a• • TABLE E-8 2010 EXPECTED SPENDING POTENTIAL AND SUPPORTALE BUILDING AREA (NUMBER OF HOUSEHOLDS - 30,900) COMMERCIAL CATEGORY SPENDING POTENTIAL (In 1990 Dollars) PER HOUSEHOLD TOTAL SALES SUPPORTABLE BUILDING AREA (SQUARE FEET) COMPARISON: $ 3,479 1,308 $107,501,100 40,417,200 918,813 200,085 1,491 3!270 46,071,900 101,043,000 250,391 6561123 $ 9,548 $295,033,200 2,025,412 $ 5,441 21407 $168,126,900 25,059,900 74,376,300 583,774 145,697 5671758 $ 8,659 $267,563,100 1,297,229 $ 4,473 2,276 1,204 $138,215,700 70,328,400 37,203,600 1,079,810 581,226 335,168 TOTAL GENERAL $ 7,953 $245,747,700 1,996,204 TOTAL RETAIL SALES $261160 $808,34~!009 _?_1318,845 General Merchandise Apparel & Accessary Furniture, Furnishings & Equipment Other Comparison I O', N I TOTAL COMPARISON CONVENIENCE: Food Stores Drugs & Proprietary Eating & Drinking Places TOTAL CONVENIENCE 8ll GENERAL COMMERCIAL: Automotive Gasoline Service Station Hardware, Lumber, and Garden Source: Gerald Luedtke and Associates, Incorporated �-·---- ···••11• • TABLE E-9 TOTAL SUPPORTABLE COMMERCIAL LAND IN ROCHESTER HILLS 1990-2010 1990 SQUARE FEET OF BUILDING I COMPARISON 1995 ACREAGE OF TOTAL DEVELOPMENT SQUARE FEET OF BUILDING 2000 ACREAGE OF TOTAL DEVELOPMENT SQUARE FEET OF BUILDING 2010 ACREAGE OF TOTAL DEVELOPMENT SQUARE FEET OF BUILDING ACREAGE OF TOTAL DEVELOPMENT 1,539,509 141.4 1,661,100 152.5 1,782,363 163.7 2,025,412 186.0 986,020 90.5 1,063,895 97.7 1,141,561 104.8 1,297,229 119.1 1,517,308 139.3 - 1,637,146 150.3 1,756,659 161. 3 1,996,204 183.3 O'\ w I CONVENIENCE GENERAL TOTAL Source: 371.2 Gerald Luedtke and Associates, Incorporated 400.5 429.8 488.4 �TABLE E-10 TOTAL SUPPORTABLE COMKER.CIAL LAND AT CAPACITY CITY OF R.OCHESTFR. HILLS COMPARISON 191.5 Acres CONVENIENCE 122.6 Acres GENERAL 188.7 Acres TOTAL 502.8 Acres -64- �FUTURE COMMERCIAL IMPACT OF CITY OF ROCHESTER In addition to the commercial acreage needs generated by the current •and projected population of Rochester Hills, the City of Rochester will add disposable income to the area. The 1990 SEMCOG Regional Development Forecast estimates that 3,468 households are located in the City of Rochester. The average household income is reported to be approximately $35,065. The disposable income per household is calculated to be $18,935. The City of Rochester can expect to generate a total disposable income of $65,666,580 in 1990. An estimated total of 175,000 square feet of retail space is located in the Rochester Central Business District. The total amount of commercial acreage in the City of Rochester has not been tabulated and is unavailable. Although there will be considerable interchange among City of Rochester Hills and City of Rochester shoppers, it would not be possible to accurately assess the impact on each city without a detailed shopper origin/destination study. FUTURE COMMERCIAL IMPACT OF SURROUNDING - COMMUNITIES The City of Rochester Hills is surrounded by Oakland Township, Orion Township, the City of Auburn Hills, Bloomfield Township, the City of Troy, and Shelby Township. In 1990, these six surrounding communities contained 78,658 households. It is retail trade generated by these surrounding communities which is supporting the amount of retail development in Rochester Hills which exceeds the needs of the city's own residents. During December of 1990, Gerald Luedtke and Associates, Incorporated conducted a vacancy survey of commercial space in the City of Rochester Hi 11 s. Our survey indicated that slightly less than 5% of commercial space in the city was unoccupied. This level of vacancy is very low; many viable shopping areas exhibit a 5 to 10 percent vacancy rate. This low vacancy rate indicates that the current amount of commercial development is apparently not pushing the market to its limits. It also indicates that the communities which surround Rochester Hills provide a substantial and healthy cushion to support the amount of retail space in the city which exceeds the needs of the city's own population. Let us consider the future impact of each of the six (6) surrounding communities: Oakland Township is a low-density, primarily residential community located north of the City of Rochester Hi 11 s. By design and intent, Oakland Township has very little retail development to serve its population. The community contained 2,864 households in 1990 and had a relatively high median -65- �• household income of $57,649. Access between Oakland Township and the shopping districts of Rochester Hills is very good by way of Adams Road, Orion Road, and Rochester Road. It is very 1 ikely ' that the City of Rochester Hills is ful f i 11 ing most of the retail shopping needs of Oakland Township residents in the discount and general merchandising categories. However, Oakland Township residents have a relatively high median household income ($57,649 in 1990) and many of the upscale retail purchases of residents of this community are probably made in Birmingham and Troy. Oakland Township has had a long-term policy of discouraging any significant commercial development within its boundaries, and although it will grow gradually, it does present a viable, permanent retail market for stores in Rochester Hills. Orion Township is located northwest of the City of Rochester Hills and is accessible by way of Orion Road or Silver Bell/Adams Roads. The Village of Lake Orion located within Orion Township does not effectively compete with the offerings of Rochester Hills. Many of the stores in the downtown shopping district of the Village of Lake Orion consist of specialty stores such as picture framing stores, hobby shops, and other unique offerings which have a more specialized clientele. There is one K-Mart Center located in Orion Township near the Village of Lake Orion. However, the City of Rochester Hills still represents a strong retail draw to residents of Orion Township. In 1990, Orion Township had 7,950 households and a median household income of $42,948. The master plan and zoning ordinance of Orion Township do not propose or encourage significant increases in retail development. The community wishes to maintain a semi-rural lowerdensity residential image. Therefore, Orion Township wi 11 also continue to be a potentially strong market for retail sales within the City of Rochester Hills. The City of Auburn Hills is located west of Rochester Hills and consists of the former Pontiac Township which remained after the City of Pontiac was incorporated many years ago. In 1990, Auburn Hills had 6,693 households and a comparatively lower median household income of $37,283. Auburn Hills is directly accessible to Rochester Hills by way of Walton Boulevard, Hamlin Road, Auburn Road, or M-59. Auburn Hills also is drawn to the City of Pontiac Central Business District which currently competes with Rochester Hills for purchases by Auburn Hills residents. The proposed 2,088,139 square foot shopping mall in Auburn Hills will, of course, directly compete with Rochester Hills for retail dollars originating in the Auburn Hills community. The proposed mega-mall will contain 30% clearance retail outlets, 30% traditional discount merchandisers, 30% manufacturers outlets, and 10% food and services establishments. Thus, it will be a strong competitive force which will siphon off -66- �• trade from Rochester Hills as well as from other surrounding communities. Bloomfield Township is located southwest of the City of Rochester Hills and does not represent a strong market component within the Rochester Hills trade area. In 1990, Bloomfield Township had 16,768 households and an extremely high median household income of $71,077. Bloomfield Township is accessible to retail areas in Rochester Hills by way of Adams Road or the I-75/M-59 connection. Because of the high income levels in this community, most shoppers will be drawn to Birmingham or to Troy rather than to Rochester Hills. Only those shopping dollars specifically aimed at discount type purchases would be attracted to Rochester Hills and probably will be siphoned off to Auburn Hills when the mega-mall is eventually constructed. The City of Troy is located directly south of the City of Rochester Hills. According to analyses conducted by the Oakland County Economic Development staff, that portion of Troy located north of 17 Mile Road is significantly oriented to the City of Rochester Hills trade area. Households located south of 17 Mile Road shop primarily in Troy, Birmingham, and other communities to the south. In 1990, Troy had a population of 26,749 households and a relatively high median household income of $49,187. Troy has numerous good and direct connections to shopping areas in Rochester Hills by way of Adams Road, Crooks Road, Livernois, Rochester Road, John R, and Dequindre. Shelby Township is located directly east of the City of Rochester Hills in Macomb County. In 1990, this rapidly growing township had 17,634 households and a median household income of $43,857. According to analyses completed by the Macomb County Economic Development staff, Shelby Township has a much stronger retail shopping orientation to stores located to the east in Sterling Heights than it does to stores located in .Rochester Hills. During recent years, there has been considerable development of discount type anchor stores such as Target or Mervyn's around the original Lakeside Regional Shopping Mall. The combination of a major regional shopping mall such as Lakeside which is augmented by a number of discount and other supporting stores creates an extremely strong draw. Furthermore, connect ions between Shelby Township and the City of Rochester Hills by way of 23 Mile Road or Avon Road are often congested and generally serve as a deterrent. Conversely, access to shopping areas in Sterling Heights on the east is excellent, primarily by way of the M-53 expressway. It would appear that Shelby Township will not be a strong supporting economic neighbor to future retail development in the City of Rochester Hills. -67- �This analysis has shown that the population of the City of Rochester Hills can support a total of 502 .8 acres of commercial development at that point when the community is totally built up. In other words when the maximum residential holding capacity has been reached, the residents within the community could support no more than this amount of retail space. However, as has previously been pointed out, the city could support additional retail space if it seeks to serve retail markets beyond its municipal boundaries. The city currently has 722.4 acres of land zoned for commercial development. If the city's own optimum population will support no more than 502.8 acres of retail development, Rochester Hills is therefore overzoned by 219.6 acres of commercial land to meet the future needs of its own population. As was previously pointed out, the city currently has 504 acres of existing commercial development. This indicates that the city has already reached or used up its total commercial development potential based on the optimum size of its own population when fully developed. A city has three basic options when planning the amount of future commercial development land for which it will zone: 1. The community can plan for the needs of its own population only. Under such an approach, Rochester Hills would have to now stop most future commercial development because this analysis has shown that it already has reached the maximum level which the city's optimum population will support. 2. A community can plan for less commercial development than its population will support. For example, Oakland Township has followed the basic planning premise that people should reside in Oakland Township, but do their shopping elsewhere. It does not wish to have any significant retail development. It is too late for Rochester Hills to consider this option, since it already has substantial retail development which will fully meet the needs of its future population growth. 3. A community can plan for more commercial development than its own population can internally support. A good example of this scenario is the large shopping district contained in downtown Birmingham. Under the third option, a city can specifically decide through appropriate planning policies that it desires to serve as a strong shopping magnet and will plan accordingly. Usually a community which follows this option sees the advantages of a strong tax base and the overall amenities which can be offered by viable shopping districts to a community. It should be pointed out that -68- �there are many levels at which this policy could be carried out. For example, Rochester Hills could become a secondary shopping magnet which serves more than its internal . population, but could still stop substantially short of becoming a major retail center such as downtown Birmingham, the Big Beaver Road complex in Troy, or the proposed mega-mall in Auburn Hills. OFFICE DEVELOPMENT Since 1980, office space in southeast Michigan has increased by more than 40 percent, growing from 80 million square feet to over 121 million square feet by the end of 1991. Demand for office space in the Detroit Metropolitan Area has been affected by downsizing of the "big three" automobile companies. As General Motors Corporation, Ford Motor Company, and Chrysler Corporation continue to strive for improved efficiency, many office workers are being laid off. Since 1986, over 9,000 jobs have been lost in the automobile industry in Oakland County. Table E-11 portrays employment forecasts for the City of Rochester Hills. While the city experienced a 178.1 percent increase in employment in the decade from 1980 to 1990, the projected increase for the period 1990 to 2010 will be approximately 74.5 percent according to SEMCOG forecasts. SEMCOG projects over 15,000 new jobs will be added in Rochester Hills in the period from 1990 to 2010. The City of Rochester Hills represents an important office market. The city currently has 783,216 square feet of office space. Future demand for office space in Oakland County will remain strong, but will be less than the peak office demand years reached in the mid 1980 's. Employment projections prepared by the Southeast Michigan Council of Governments indicate that employment within the finance, insurance, real estate, and service industries in Oakland County is expected to increase to 312,031 jobs by the year 2005. By applying an industry average of 196 square feet of off ice space per employee, the demand for office space in Oakland County should reach 18 million additional square feet by the year 2005 (See Table E-12). -69- �Ill TABLE E-11 II EMPLOYMENT FORECAST FOR ROCHESTF.R. HILLS 1111 Ill 1111 1111 Ill 1980 7,262 1985 8,978 1990 20,196 1995 23,959 2000 27,722 2005 31,484 2010 35,247 Change 1980 - 1990: 12,934 178.1% Change 1990 - 2010: 15,051 Source: 74.5% SEMCOG Regional Development Forecast, 1990 -70- �TABLE E-12 FUTURE OFFICE SPACE DEMAND IN OAKLAND COUNTY Year Employment growth from 1985 Square foot to emeloyment factor Total office demand (square feet) 1990 1995 2000 2005 25 , 858 42,887 73,728 92,911 196 196 196 196 5,068,168 8,405,852 14,450,688 18,210,556 Rochester Hills is strategically located near the Oakland Technology Park and has strong potential for future office development. The city is served by M-59 which connects to I-75. These transportation linkages create a viable office market development area. Projected road improvements will make Rochester Hills more attractive to future office development. From 1984 through 1988, there was an intensive period of office construction in Rochester Hills (See Table E-13). During 1987 and 1988, a total of 13 office building permits were pulled by developers each year. The dollar value of new office development in the city peaked in 1988 with $6,773,600 worth of office construction in one year. Since 1988, office development has dropped dramatically due to the economic recession. In 1990, only one office construction permit was pulled with a modest value of $22,000. Rochester Hills currently has 783,216 square feet of developed office space. Of this amount, 295,942 square feet are used for medical office purposes and 487,274 square feet are used for general office purposes. The city currently has a 22. 3 percent vacancy rate in medical office space and a 17.5 percent vacancy rate in general office space. INDUSTRIAL DEVELOPMENT There are currently over 12 million square feet of vacant industrial and high technology space available for lease in the Greater Detroit area. Oakland County has acout 6.8 million square feet or 55 percent of the total. There is a trend in the industrial market to construct speculative buildings that adapt to high-tech users. Oakland County has about 30 percent of the total industrial acreage zoned for industrial development in Southeast Michigan. The primary -71- �II TABLE E-13 ~ OFFICE DEVELOPMENT IN ROCHESTER. HILLS • • • - 1981 TO 1990 Dollar Value Number of Permits 1981 $ 100,000 2 1982 $ 520,000 1 1983 $ 486,500 3 1984 $1,415,000 4 1985 $4,922,000 8 1986 $5,500,000 5 1987 $5,370,200 13 1988 $6,773,600 13 1989 $3,195,500 4 1990 $ 1 Source: 22,000 Oakland County Department of Devel,opmen t -72- Community and Economic �• area of industrial · growth is expected to occur in Auburn Hills due to the 1,100 acre Oakland Technology Park and Chrysler's new Technology Center. Other areas of projected industrial growth within Oakland County are expected to occur in Novi and Wixom due to the availability of land and accessibility to the I-696 expressway. The master plan recommends that the city al locate l, 016 .1 acres for industrial development; 698 .1 of these acres are already developed. By contrast, Farmington Hills has 643 acres, Novi has 1,784 acres, and Wixom has 848 acres. It is expected that the typical industrial park of the future will be one of a business park rather than a manufacturing environment. As robotics and testing facilities expand and assembly functions decline, companies wi 11 want to locate closer to interstate highways and their major clients or customers. It is expected that the supply of available industrial acreage will continue to exceed the demand which will result in increased marketing efforts by industrial park developers to attract new businesses to the area. New industrial parks that are located near freeways and major suppliers will compete with older existing parks and secondary locations causing a movement from one industrial area to another within the Greater Detroit Metropolitan Area. Much of the job growth in Oakland County in recent years has been in service industries, especially in the higher paid service sectors of those industries. Although growth will be concentrated in non-manufacturing jobs, manufacturing jobs outside of the auto industry will also do well in Oakland County. Auto industry employment in Oakland County is expected to suffer a net loss of 1,000 jobs between 1989 and 1992 with sharp declines in the first two years followed by a significant rebound in 1992. This information is from an economic forcast performed by University of Michigan economists, George A. Fulton and Donald R. Grimes, for Oakland County's Economic Development Di vision. Much of the rebound in 1992 will be due to the planned completion of research centers operated by Chrysler, Nissan, and Volkswagen of America. According to the Fulton-Grimes study, manufacturing sectors that will continue to grow include scientific instruments, plastics, printing and publishing, and chemicals. Non manufacturing sectors that will continue to grow include wholesale trade, retail trade other than restaurants, finance, and services. Within the services industry, the business and professional category will add 15,000 jobs between 1989 and 1992. The health category will grow by 6,000 jobs and other services wi 11 add 7,000 jobs. The construction industry is expected to lose 1,000 in Oakland -73- �County over the 1989-1992 utilities will remain flat. period, and transportation and Table E~ l4 portrays industrial development in Rochester Hills between 1981 and 1990. Industrial development in the city began to accelerate in 1983 and peaked in 1986 when 42 industrial construction permits were pulled with a total dollar value of construction of $34,389,760 . Since 1986, annual increases in value of industrial construction in the city have decreased, but there is still substantial yearly industrial investment in Rochester Hills. Despite the current economic recession, 12 industrial building permits were pulled in 1990 for a total dollar value of $5,216,100. The following table shows existing industrial research parks located in the City of Rochester Hills. and TABLE E-15 EXISTING INDUSTRIAL/RESEARCH PARKS IN ROCHESTER HILLS Park Name Acreage Avon Industrial Park Avon Tech Park Garland Industrial Park Industro-Plex East Industro-Plex West Northfield Industrial Park Rochester Hills Corporate Rochester Hills Executive Park Rochester Industrial Park Royce Haley Industrial Park T.A.N. Industrial Park Commerce Park of Rochester Hills Total Acreage 33 50 34 40 20 60 63 86 35 10 20 25 476 The new future land use plan recommends a reduction in the amount of industrial development land in Rochester Hills. The 1986 plan indicated a total of 1,300. 7 acres of industrial land, while the new plan recommends a total of 1,016.1 acres. Large areas of former industrial land have been changed to mixed-use development or residential use because -74- �TABLE E-14 INDUSTRIAL DEVELOPMENT IN ROCBESTF.Jl HILLS 1981 TO 1990 Dollar Value Number of Permits 1981 $ 1,115,000 5 1982 $ 1,860,000 3 1983 $ 3,340,000 8 1984 $ 7,748,000 19 1985 $12,553,000 28 1986 $34,389,760 42 1987 $12,092,511 19 1988 $ 9,560,300 10 1989 $ 3,490,200 9 1990 $ 5,216,100 12 Source: Oakland County Department of Community and Economic Development -75- �TABLE E-16 ANNUAL SQUARE FOOTAGE OF INDUSTRIAL DEVELOPMENT 1960 - 1990 Year Sguare Footage 1960 1964 1965 1967 1968 2,112 76,296 69,080 61,237 7,740 1969 1970 1971 1972 1973 80,461 127,236 74,623 27,360 50,822 1974 1975 1976 1977 1978 20,948 99,339 57,657 91,210 100,485 1979 1980 1981 198.2 1983 152,314 79,064 97,388 61,480 55,088 1984 1985 1986 1987 621,174 699,963 563,001 1,091,187 1988 1989 1980 517,926 137,708 250,628 TOTAL 5,273,527 -76- �of problems of land use compatibility and because of the lack of a strong future market for industrial development in the city. As the residential neighborhoods of the city became more fully developed during the last ten years , it became apparent that some proposed industrial areas were incompatible with surrounding residential uses. The new "mixed-use" land use category would include development of several light industrial/research and development type uses. Currently, Oakland County contains more foreign companies than any other county in Southeastern Michigan. This trend is expected to continue based on the county's overall quality of life and variety of residential areas as access to the automotive market, access to the industrial market, and availability of executive and professional talent. Oakland County could be positively impacted by the new marketing approach which the counties of Oakland, Wayne, and Macomb have initiated. This marketing approach is known as "Greater Detroit - A World Technology Center." This new campaign was created to help portray the region as a major development and investment location for new technology. -77- �Urban Design �Urban Design This section of the master plan focuses on the visual appearance of •Rochester Hills. It contains the following sections: 1) A recommendation for an Interrelated Open Space System, 2) Land Use Transitions, 3) the Relation of Buildings to the Environment, 4) Entranceways, 5) Revitalization of the Olde Towne District, and 6) Detention and Retention Ponds. Rochester Hills is approximately three-quarters developed. As the city nears total build-out during the next ten to twenty years, there is still an opportunity for the city to achieve a higher quality of visual environment in both private and public developments. There is a need for the planning commission to aggressively implement new approaches to planning for the visual quality of the city. This section of the master plan sets forth specific recommendations and approaches to deal with aesthetic issues. INTERRELATED OPEN SPACE SYSTEM In a well-designed city, open space areas such as parks, boulevards, parkways, and bicycle pathways should flow between land use areas and serve as visual and functional linkages. Changes from one land use to another should not be visually abrupt as one moves from commercial to office to multiple-family to single-family land use areas. One way to provide a more visually pleasing land use pattern in the city would be to develop an interrelated open space linkages system. This concept is based on the idea that public parks and open space areas, large ins ti tuti.onal and private open spaces, public boulevards, special pathways and trails, and significant natural areas can be interlinked so they create a semi-continuous "greenbelt image" throughout the city. By relating or interconnecting these open space elements, a more pleasing visual image can be created throughout the city and the transition from one land use area to another will be softened and made more attractive. The linkage of open space areas in the city also has certain functional advantages. For example, pedestrian and bicycle pathways can be interconnected with parks and nature areas so that a person can enjoy a continuous ride or hike throughout many beautiful natural and man-made areas of the city. Institutional areas such as Oakland University or Michigan Christian College could be linked to various open space pathway systems which serve the broader city. -78- �The illustration following this page shows th~ integrated open space system recommended by the master plan. This map shows the public parks and open space areas, large institutional and private open spaces, school locations, boulevards, pathways and trails, natural areas, and other elements which will comprise the interrelated open space system in the city. Detailed pathway linkages to individual schools are not shown because they represent a level of detail beyond the scope of a master plan. The Rochester Hills transportation plan recommends development of seven boulevards in the city: Dequindre Boulevard, Rochester Boulevard, Livernois Boulevard, Crooks Boulevard, Hamlin Boulevard, Walton Boulevard, and Adams Boulevard. Boulevards create a park-like corridor in an urban setting. These future boulevards in Rochester Hills will also serve as the "main street" of many of the residential sub-communities within the city. Boulevards help give a human scale to the land use pattern. Boulevards can also be planned and designed so they accommodate the pedestrian, the bicyclist, and the automobile alike. A person who travels along a boulevard in Rochester Hills will have two kinds of visual experiences. The first kind of experience is that of the park-like setting created by the grass, trees, and pathways which exist along the boulevard. The second visual expression is formed by the surrounding community or development pattern adjacent to the boulevard. The design of adjoining buildings: their scale, landscaping, and setback from the boulevard, help to create the total visual expression as one travels along a boulevard in the city. New development along this city's boulevards should be designed to strengthen the visual character of each boulevard. Specific design characteristics which can greatly enhance or detract from the visual quality of boulevards in Rochester Hills include the following: building height, setbacks, building orientation, parking lots, curb cuts, and landscaping. Each of these factors must be carefully regulated and planned along the city's boulevards to preserve their visual attractiveness. The seven boulevards proposed for Rochester Hills will provide a sense of spaciousness and greenery that will add to the beauty of adjacent neighborhoods. Since boulevards act as a link between areas of recreational activity, they can be used for pleasure driving, as well as walking, bicycling, and horseback riding if adjacent trails are planned. 1 The City of Rochester Hills has adopted a separate Recreation Master Plan. This section is concerned with the urban design/aesthetic role open space can play in development of the city. It is not intended as a plan for recreation facilities. -79- �PUBLIC PARKS AND OPEN SPACE AREAS A. B. C. D. E. F. G. H. I. AVON NATURE CENTER AND CITY HALL BLOOMER PARK BORDEN PARK THELMA G. SPENCER PARK PINE TRACE GOLF CLUB/AVONDALE PARK RIVERBEND PARK CITY OF ROCHESTER MUNICIPAL PARK ADAMS ROAD PARK TIENKEN ROAD PARK ELEMENTARt SCHOOLS (PUBLIC) 0 0 0 0 0 0 0 0 0 4l!) LARGE INSTITUTIONAL AND PRIVATE OPEN SPACE J. K. L. M. N. GREAT OAKS COUNTRY CLUB MICHIGAN CHRISTIAN COLLEGE OAKLAND UNIVERSITY BROOKWOOD GOLF COURSE ROCHESTER HILLS GOLF AND COUNTRY CLUB DEERFIELD BREWSTER BROOKLANDS HAMLIN LONG MEADOW McGREGOR MEADOW BROOK NORTH HILL STILES UNIVERSITY HILLS MIDDLE SCHOOLS (PUBLIC) 41) AVONDALE HART REUTHER VAN HOOSEN WEST 0 0 0 G HIGH SCHOOLS (PUBLIC) G) ADAMS ROCHESTER 0 PRIVATE SCHOOLS €) HOLY FAMILY LUTHERAN HIGH NORTHWEST ROCHESTER HILLS BAPTIST ST. JOHN LUTHERAN 0 €) $ SPECIAL PATHWAYS AND TRAILS 0. P. Q. R. S. Zl. PAINT CREEK TRAILWAY JOHN R. PARKWAY TIENKEN PARKWAY SOUTH BOULEVARD PARKWAY AVON PARKWAY PARKWAY ON REALIGNED OF ADAMS ROAD PUBLIC BOULEVARDS T. u. v. \:Y. z. DEQUINDRE BOULEVARD ROCHESTER BOULEVARD LIVERNOIS BOULEVARD CROOKS BOULEVARD HAMLIN BOULEVARD WALTON BOULEVARD ADAMS BOULEVARD SIGNIFICANT NATURAL AREAS a. b. c. d. CLINTON RIVER LINEAR OPEN AREA WITH SIGNIFICANT WOODLANDS AND WETLANDS SARGENT CREEK STONY CREEK/WINKLER POND OTHER SENSITIVE HABITAT AREAS FigureD-1 INTERRELATED OPEN SPACE SYSTEM SPECIAL DISTRICTS e. f. g. STONEY CREEK HISTORIC DISTRICT WINKLER MILL POND HISTORIC DISTRICT ROCHESTER HILLS MUSEUM AT VAN HOOSEN FARM GERALD LL'EDTKE AND Asso~~TEs -- I ~ RP ~ E D �I I I II •II Development of an interconnected open space system in Rochester Hills will provide residents with a means to travel from one park or residential area to another and to engage in hiking, biking, and/or horseback riding while experiencing the city's nathral scenic amenities and open spaces. Residents of Rochester Hills can participate in alternative modes of transportation including automobile driving, bicycling, and walking. The bicycle is a slow moving vehicle in relation to the automobile, and the pedestrian is slow moving in relation to both the bicycle and the automobile. None of these three mix very well together. To compensate for this basic incompatibility, trail ways in the city should al ways be separate from the roadway itself. The map following this page shows the proposed bicycle pathway system in Rochester Hills as it relates to the integrated open space system. It should be pointed out that it is not always possible to link every open space area in the city due to various development constraints. Linkages have been planned wherever feasible within the overall development pattern of Rochester Hills. Safe walking school routes have been carefully considered in designing the interrelated open space system. Implementation of the interrelated open space system can be achieved through a "greenway planning approach." Greenway planning is a strategy which emphasizes the protection, preservation, and enhancement of natural, cultural, and recreation resources through a variety of conservation measures. These measures can include less-than-fee acquisition, land use controls, cooperative land owner agreements, and tax incentives. Greenway planning is a distinct departure from transitional open space conservation planning in which protection strategies usually involve public agency acquisition and management. The greenway planning approach assumes that a relatively small percentage of a landscape area will be in public ownership and that private land owners will play a major land stewardship role. This assumption makes sense because many significant landscapes in Rochester Hills are too large, too diverse, and too complex to be managed by the city alone. The specific elements system are as follows: of -81- the interrelated open space �• PUBLIC PARKS AND OPEN SPACE AREAS A. B. c. D. E. F. G. H. I. Avon Nature Center and City Hall Bloomer Unit No. 2 of the Rochester-Utica State Recreation Area Borden Park Thelma G. Spencer Park Pine Trace Golf Club/Avondale Park Riverbend Park City of Rochester Municipal Park Adams Road Park Tienken Road Park LARGE INSTITUTIONAL AND PRIVATE OPEN SPACE J. K. L. M. N. Great Oaks Country Club Michigan Christian College Oakland University Brookwood Golf Course Rochester Hills Golf and Country Club SPECIAL PARKWAYS AND TRAILS o. P. Q. R. S. T. Paint Creek Trailway John R. Parkway Tienken Parkway Parkway on Realigend Section of Adams Road South Boulevard Parkway Avon Parkway PUBLIC BOULEVARDS U. v. W. X. Y. Z. 1. Dequindre Boulevard Rochester Boulevard Livernois Boulevard Crooks Boulevard Hamlin Boulevard Walton Boulevard Adams Boulevard SIGNIFICANT NATURAL AREAS a. b. c. d. Clinton River Linear Open Area With Significant Woodlands and Welands Sargents Creek Stoney Creek/Winkler Pond Other Sensitive Habitat Areas SPECIAL DISTRICTS e. f. g. Stoney Creek Historic District Winkler Mill Pond Historic District Rochester Hills Museum at Van Hoosen Farm -82- �,. - 711!1 ~~~~~~~~ .,~. .,.,.,·' Pathways shown here are part of the Interrelated Open Space System. The map on the following page portrays all existing and planned pathways in the city. .,., ·" , ., ., .,· .,., ,~- ,,· "" I /Je~~ A --- ·111 ' ' / :R.._~ "'Ill ~ r -'.'!kf:J." ~-··- -~,.,,., ~ . !.? ~ - EXISTING PATHWAYS PLANNED PATHWA YS O,i<I'.: "1,vo lbi,,, a.'<' .,,\,,:;, V ,•. ~~ oit- . -· -· c..~,., ,., . .,_ <Ii~. ·~:, ' '.'-:., u ,,,:;: •✓. -,~ c~o,.. ·-'.'),. '~~·· .... ~ ·· ~ GrnALD LunTKE AND AssoCIATFs 11\CUHt'UHATED ~ " ~If-;: Figure D- 11 PLANNED PATHWAYS IN RELATION TO INTERRELATED OPEN SPACE SYSTEM �r Figure D-111 "f' r r CITY OF ROCHESTER HILLS MASTER PLAN: PATHWAYS i:.J 0: Cl z ,~ H :::> QI I i:.J ROCHESTER ---~"" ' r r r Cl l ' -' ((\_ l~ k_ •r a. ; H ::i:: Cl) z 3: 0 ---- EXISTING PATHWAYS ~ PLANNED PATHWAYS >< a:l i-l i:.J ::i:: Cl) r r llt \ . N I ltilCH • 1 100 FEET A �I I I I I I I • I Irt 1981, Avon Township voters approved a $2 million bond fund specifically for the installation of 8 foot wide pathways along every major road in the township, as per the adopted Master Pathway Plan. By establishing the Master Pathway Plan the township ( and now, the city) was able to require that developers of property which abutted a major road install the 8 foot wide pathway. Therefore, wherever possible, pathway installation has been accomplished by private development. The Pathway Bond Fund has been used to fill in gaps along major roads where development has already occurred, or where development is not expected to occur for several years. The original $2 million bond fund has been nearly depleted. To complete the installation of pathways as per the Master Pathway Plan, it is estimated that it will require an additional $3 million of public funds. The Advisory Bike Path Committee has no formal, stated criteria which are used to establish a priority list for projects. The committee has developed an informal, yet effective, method of developing its work plan for each year . . The committee's primary concern is to see that pathways are installed where they are needed most to improve pedestrian safety along walking routes to the schools. Second, pathways should be installed near other major pedestrian traffic generators, such as shopping centers and major residential areas. Finally, pathways should be installed along all other major roads, beginning with those with the heaviest traffic volumes. Each year, the Advisory Bike Path Committee prepares a priority list of pathway segments to serve as a workplan for the construction season. The workplan is forwarded t ·o the City Council as a recommendation to allow the City Council to formally adopt the workplan. In 1990, the city adopted a separate "Master Recreation Plan" which sets forth recreation facilities projects and improvements. This plan was adopted as an element of the Master Land Use Plan. The Master Recreation Plan recommends development of several key elements of the interrelated open space system including: Avon Nature Center and City Hall, the Van Hoosen Farm Complex, Borden Park, Thelma G. Spencer Park, Riverbend Park, Adams Road Park, and Tienken Road Park. The integrated open space system concept also includes seven boulevards: Dequindre Boulevard, Rochester Boulevard, Livernois Boulevard, Crooks Boulevard, Hamlin Boulevard, Wal ton Boulevard, and Adams Boulevard. The boulevard proposals were approved by the city as part of the -85- �I Comprehensive Transportation Plan prepared by BRW, Inc. or as a result of adoption of a special corridor study for the Adams Bouleva~d. The Comprehensive Transportation Plan was adopted by the Planning Commission in 1989 and the Adams Road Corridor Study was adopted in 1991. The preservation of scenic areas and sensitive habitats along the Clinton River will also be important to implementation of the integrated open space system. The Master Recreation Plan identifies the Clinton River as one of the city's most valuable natural features which contributes significantly to the overall character and image of the community. The city should strive to acquire any lands which become available along the river and protect and preserve the quality of related natural habitats. In the long-term, the river should become a greenway through the city, providing a link between parks and community facilities, including the proposed multi-purpose recreation center, City Hall, the Avon Nature Area , the Paint Creek Trail, and the Rochester Utica State Recreation Area. Other significant waterways which similarly should be preserved and protected include Stoney Creek and Paint Creek. A detailed discussion of the natural features of the Clinton River is contained in the section of the Master Plan entitled "Natural Features." The following section sets analysis of the costs of carrying space system through 1996 . Total the system have been indicated. the basis for the cost estimates. -86- forth a brief budgetary out the interrelated open costs for each element of Detailed footnotes explain �1IIIIIJ ~ INTERRELATED OPEN SPACE SYSTEM Capital Improvement Program TABLE D-1 Fund Road 1992 Hamlin . 1992 Hamlin J992 ' ~dams 1992 Adams . 1992 John R 1992 John R · .!II!! Res Blvd Prkway Prkway Prkway Prkway South Blvd Prkway • 1993 ., J.ivemojs . Res l3lvd 1993 John R Prkway 1993 \ John R Mway 1993 >\ -..J I 1994 Adams \ 1994 • ·•· Adams\ ·,•, i994 Adams 1994 ·• · Crook$ ❖ 1994 Crooks 1994 · ' Livernois . f 1994 Livernois 1994 . Livernois . ' 1995 1995 1995 1995 1995 1995 1995 1995 1995 1995 1995 1995 1996 1996 1996 1996 1996 1996 1996 1996 From To ·. Crooks '(•! Livernois Auburn Hamlin Auburn Hamlin MI Blvd )1993 , SouUi:BMl :: Prkwaf I Pathway Length (ft) Road Year 00 - - -- ----Crooks South Blvd Auburn •'•'· South Blvd Auburn · · Livernois Walton Avon ., t : Bloomer •::.,· Res Blvd Walton Res Blvd Hamlin : Res Blvd Avon · Res Blvd ; South Blvd Res Blvd Auburn Res Blvd '· South Blvd ,. Res Blvd Auburn · Res Blvd ·•' Hamlin Avon Prkway Avon · Prkway Avon Prkway Avon >· · Prkway Avon Prkway Tienken Prkway Tienken Prkway Tienken Prkway Tienken Prkway Tienken Pdcway Washington Prkway Livernois Prkway Cost ($) \,/ 10,560 · < 700,000 4,500 85,500 ?, •• 3,800 72,200 \ ' 15,200 288,800 5,080 , 96,520 3,200 60,800 :.Adams:\:'f /}( :,:Ctookll=}' ): , =\\ Crooks Avon Hamlin Avon · Adams Old Perch Livernois RochesteJ JohnR Adams ,::? Brewster . Livernois Rochester Sheldon Sheldon Walton Pathway >'9i680 .;;,,:; 0 ,,;:-3,200 5,280 j83.920:<:) 0 ' '60,8()0 / / ·· 100,000 .. ·6,20Q j : •: 117,800 ' Pathway < tt• • JAJI < N/A \ A,B A,B A,B Tienken 2,000 38,000 A,B 1,000 \)'" ' 19,000 A.B Old Perch · Livernois Rochester JohnR .,... Dequindre Brewster Livernois Rochester Sheldon Washingtorf Dequindre Tienken 3,800 72,200 .. \,. · •· O :. 0 A,B -/ N/A\i 4,900 93,100 A,B ( 5,280 ,·•· 100,000 \ A,B 108,300 A,B A,B . 5,700 . 1,000 3,900 2,400 2,400 t·••,:;:::;::::~.600'.: •·•:•·• 10,600 O· 2,800 4,600 5,300 6,400 . 8,900 5,280 19,000 · •·••·· · · · 74,100 45,600 45,600 87,400 201,400 0 53,200 87,400 100,700 121,600 . ,;::. 169,100 100,000 Landscaping ($) Fund Source A,B 140,500 j/ C,DAF A,B : : .: : :, , ,. ., ,.,. , ...,,.,,"':::, 121,500 C,D.E.F ·13,500 }C,D..B.F : A A,B 27,000 C,D.E.F t A,B \ 27,000 .·. C,D,E.F A,B 27,000 C,D.E.F Avon Walton .· Auburn / .. ', Hamlin Auburn Hamlin Avon Landscaping Fund Source A,B A,B A,B A,B A.B N/A A,B A,B A,B •A,B ••r·· A,B A,B \ 24,150 \• { \WC~l!.P {• 13,500 C.0.E.F .121;soo:;:: ,, c;t>.E.F J• 27,000 C,D.E.F 13,500 ; // C,D,E,P . . C,D.E.F <CCP.E.F 121,500 C,D.E.F 121,500 } (:. ~.O.E.F 121,500 C,D.E.F ,:,::121,SOO ,. /_ f C,D.E.F 121,500 C,D.E.F 121,500 · 121.SOO t · 121,500 . CJ)AP J C.O.E.F C,D,E;F 27,000 C,D.E.F 27,000 ) \ C.D,E.F 27,000 C,D.E.F 13,500 '· C,D.E,F 40,500 C,D.E.F 27,000 · ' · C~D.E.F . 13,500 C,D.E.F 13,500 , C.O.E.F > 27,000 C,D.E.F 27,000 C;D,E,F 27,000 27,000 · Walton MI Blvd W Cty Limits Adams N/A 40,500 0 0 kochestcr MI Blvd , 300 A,B :,:;,, ., . ·•\. M-59 Auburn::• 5,700 70,250 // Rochester MI Blvd Auburn Hamlin 11,400 A,B 600 140,500 Rochester MI Blvd Hamlin Avon 2,900 A,B 55,100 140,500 Dequindre Res Blvd M-59 Auburn 4,200 79,800 A,B 60,750 A,B , : . Dequindre Res Blvd Auburn Hamlin 5,000 95,000 60,750 Dequindre Res Blvd Hamlin Avon 7,280 138,320 A,B 60,750 Dequindre Res Blvd City Rochester Washington A,B •.·:• 1,500 28,500 30,375 Legend: Ml Blvd =Michigan Boulevard RB =Residential Boulevard PW = Parkway A =Pa1hway Fund B =Private Development C = Future Bond Fund D = State and Federal Grants E =Private Funds F =Other Sources Prepared by: Rochester Hills Planning Department C,D.E.F C,D.E,F C,D.E.F C,D,E,F C,D.E.F C,D.E,F C,D.E.F C,D,E,F �TABLE D-2 ....... --·· · , INTERRELATED OPEN SPACE SYSTEM Capital Improvement Program Summary Table Fund Year Pathway Length (fl) 1992 42,340 803,820 356,500 1993 24,360 462,520 200,250 1994 23,680 449,600 972,000 1995 57,180 1,086,100 297,000 1996 21,780 413,820 604,375 Total 169,340 ft $3,215,860 $2,430,125 Pathway Cost ($) I (X) (X) I Prepared by: Rochester Hills Planning Department Landscaping Cos& ($) �.. V - INTERRELATED OPEN SPACE SYSTEM Capital Improvement Program Park Improvements TABLE D-3 Fund Year I ---- Park Improvements Cost($) Funding Sources 1,500,000 C,D,E,F 1991 Borden Parle Complete Initial Construction 1991 Van Hoosen Fann Complex Renovations to Dairy Barn, Mille House, Calf Barn and Bull Barn 625,000 C,D,E,F 1991 Avondale Park Complete Initial Construction 413,000 C,D,E,F 1992 Borden Park Construct Indoor Turf Arena, Mutt-purpose Gym, and Municipal Pool 3,500,000 C,D,E, F 1992 Avon Nature Center Construct Canoe Launch and Gravel Parking Lot 20,000 C,D,E,F (X) I.O I Total $9,578,000 Legend: C =Future Bond Fund D =State and Federal Grants E = Pr;vate Funds Prepared by: Rochester Hills Plann;ng Department F = Other Sources �INTERRELATED OPEN SPACE SYSTEM CAPITAL IMPROVEMENT PROGRAM Footnotes I 1. "PATHWAY LENGTH" is the length, in feet, of new pathways needed to complete the pathway network along Parkways and Boulevards within the Interrelated Open Space System. 2. "PATHWAY cosr is an estimate of the cost, in dollars, to install the lineal feet of pathway listed in the previous column. Pathway installation is estimated at a cost of $100,000 per mile, which has been rounded to $19.00 per lineal foot. 3. 3 different types of roads within the Interrelated Open Space System have been identified: Parkways, Residential Boulevards, and Michigan Boulevards. The table abbreviates these road types as Prkway, Res Blvd, and Ml Blvd. A typical Parkway would be a 2 to 5 lane road, an 8 foot bike path, and landscaping between the road and the bike path. A Residential Boulevard consists of a 4 lane divided road, landscaped median, bike path, and landscaping between the path and the road. The boulevard is typically less than 30 feet wide. A Michigan Boulevard consists of 4 or more lanes with a landscaped median which is between 45 and 60 feet wide, a bike path on each side, and landscaping between the path and the road. For both boulevards, the landscaping strip between the path and the road is generally 10-15 feet wide. 4. "LANDSCAPING" contains estimates of cost to install landscaping along all Parkways and Boulevards within the Interrelated Open Space System. Cost estimates were developed for three types of road: Parkways, Residential Boulevards, and Michigan Boulevards. Parkways $27.000/mile Landscaping along Parkways includes planting 88 large shade trees per mile on each side of the road, which is enough trees to plant them, on average, every 60 feet. The estimate assumes an average price of $85.50/tree plus an installation factor of 1. 8 per tree. Residential Boulevards $121.500/mile Landscaping along Residential Boulevards, such as the proposed widening of Livernois, includes planting 132 small shade or ornamental trees in the boulevard median and planting 132 small shade or ornamental trees on each side of the road between the pathway and the road (396 trees total/mile). The estimate assumes -90- �a cost of $58.00/tree and an installation factor of 1.8/tree. Also included in the estimate is installing hydro-seed or sod in the median at an estimated cost of $80,000/mile. Installing grass in the median would likely be a part of any budget to widen a road to a boulevard and, therefore, would be automatically funded. The remaining landscaping improvements would require funding. $140,SOQ,lmile Michigan Boulevards Landscaping along Michigan Boulevards, such as Walton Boulevard, includes planting 88 large shade trees in the median and planting 88 large shade trees on each side of the road in an easement area outside of the pathway (264 trees total/mile). Again, large shade trees are estimated at a cost of $85.50/tree X 1.8 for installation. Because this median is wider, installing grass is estimated at $100,000/mile. As with a residential boulevard, installing grass in the median would likely be a part of the road widening project and would be covered in the widening projects's budget. The remaining landscaping improvements would require funding. 5. Letter abbreviations have been used to represent possible funding sources for new pathways and landscaping within the Interrelated Open Space System. Most of the pathways now in place along major roads in the city have been funded through the Pathway Fund. However, the current Pathway Fund has been depleted. Renewal of the Pathway Fund by city residents will be key step in implementing this plan. Some pathways have been installed by private development as the land adjacent to the city's major roads is developed. This method of funding has been aggressively pursued, were possible, and will continue to be the most desireable way to fund the pathways. 6. Funding the landscaping improvements described above could come from several sources. Small amounts of money may be available through State or Federal Grants and from private sources, such as donations. The most likely source of funding would be the establishment of a new bond fund especially for landscaping improvements along major roads. A new future "Landscape Bond Fund" would require the approval of the residents of the city. CllCE.5-SEX;I'ICNOF PARKW\Y/PAlHNAY SYSfEM FOR MIOIIGAN IDJLEVARilS r -91- �-- TRANSITIONS Ttansi tions between different land uses have a profound effect on the aesthetic image of a community. In a wel 1planned community, there are pleasing transitions between commercial and residential areas or between multiple-family and single-family areas or other land use changes. When transitions are abrupt, lacking, or poorly designed, there is a displeasing visual result. There are three primary ways in which the planning commission can achieve desirable transitions between different adjoining land use areas in Rochester Hills: 1) Through appropriate land use planning; 2) through effective use of landscaped green spaces or buffers; and 3) through carefully regulated site design. A compatible and complementary arrangement of land uses will create a visually pleasing impression. For example, the location of a residential development adjacent to a park or open space area is a visually pleasing relationship. The placement of a commercial development directly within the context of a single-family residential neighborhood would be an extremely displeasing land use relationship. The first line of attack in achieving effective land use transitions is through correct placement of land uses in the overall land use design of the city. Most land use planning is based on criteria of compatibility and disruptiveness. The designer of a land use pattern tries to achieve a balanced plan which arranges the desired land uses in the most compatible and least disruptive pattern. Issues such as economic development, aesthetic quality, recreation opportunities, quality of residential environment, or efficient traffic flow are usually interpreted within the overall framework of the two considerations of compatibility and disruptiveness. , Land uses which are compatible can simply co-exist comfortably near one another or they can reinforce one another in a positive way. An apartment complex and an office development may co-exist compatibly, but will not have any significant beneficial effect on one another. An open space area located adjacent to an apartment complex wi 11 have a definite positive beneficial effect because of the recreation opportunities and aesthetic enjoyment afforded to residents of the apartment complex. The beneficial relationship between adjoining land uses can be one sided or the land uses may have a reciprocally beneficial affect on each other. The Rochester Hills Future Land Use Plan is based on a hierarchy of land use compatibility relationships. At one end of the hierarchy are the most intensive or disruptive land uses and at the other end are the least intensive or least disruptive land uses. The hierarchy is as follows: -92- �I N M 0 R T E N E s I V E Heavy Industry Restricted Industry General Commercial Neighborhood Commercial Office Multiple-Family Residential Single-Family Residential Open Space I L E s s N T E N s I V E By arranging adjacent land uses based on the above hierarchy, effective transitions will usually occur as one travels from one land use area to another. A second way of achieving effective transitions between land use areas is the use of landscaped green spaces. The City of Rochester Hills has achieved some excellent results in this regard. There are many very fine examples in the city in which the planning commission has required well-landscaped green spaces between different land use areas. Some of these examples are illustrated in this section of the plan. The city's current landscape regulations are very stringent and have been carefully drafted to achieve the optimum level of green space transition effect between adjoining land uses. A third approach to establishing transitions between differing land use areas is through site design. The planning commission can review and regulate the layout of proposed developments to improve the quality of transition between land use areas. For example, the placement and design of parking areas has a great effect on the relationship between two adjoining land use areas. If a large parking lot for a shopping center is improperly located or designed, it can have a serious negative effect on an adjoining residential subdivision or multiple-family housing development. The setback of buildings from a major thoroughfare can affect the quality of transition between land use areas. Very often, a good effect can be achieved by a more generous setback with abundant landscaping along the required green way. It is recommended that the city consider amending its subdivision ordinance to increase the minimum greenbelt width along frontage abutting a major thoroughfare. Effective transition can also result from the placement of buildings on the site. For example, some apartment developments in Rochester Hills have all garages facing one side of a thoroughfare creating a negative visual image on the adjoining land use area. By varying the placement of garages and vehicular approachways throughout the site, a more compatible visual relationship is created with adjoining land use areas next to the apartment development. -93- �After the new master plan is adopted, it is recommended that the city reevaluate its site design, building placement , and setbacJc regulations in the zoning ordinance to determine if modifications can be made which will achieve improved visual transitions between land use areas. , , , , -94- �Examples of Transitions This example on Rochdale shows the successful transition from a multiple-family development into a single-family residential neighborhood. The residential units toward the front of the winding street are multiple-family units and the dwellings to the rear of the street are single-family homes. Because of the careful placement of the housing groupings on this curved road, there is a satisfactory visual transition between the multiple-family and single-family residential groupings. -95- �" The photographs on the following page show a welldesigned transition between a single-family residential neighborhood and an adjoining shopping center. The residences in the top photograph face on Primrose Street. The photo shows the east side of the Mei jers Thrifty Acres commercial property adjacent to the residential neighborhood. A very large 75 foot wide greenbelt has been provided between the residential neighborhood and this shopping center complex. The greenbelt has been bermed and planted generously with Austrian Pines and various species of deciduous trees. As the greenbelt trees mature, the screening effect between the two adjoining land uses should be very satisfactory. The aesthetic image would have been better without construction of the chain-link fence at the rear of the residential properties; however residents probably desire the privacy and protection to family and pets which the fencing provides. It probably would not be possible to provide such a generous buffering transition in all areas of the city in which residential and commercial developments are located next to one another. However, the basic concept of a bermed grassy greenbelt with evergreen shrubs is a desirable design feature which could be adapted to other areas of the city on a smaller scale if necessary. -96- �• II -97- �• This is an excellent example of a well-landscaped transition b~tween a single-family residential neighborhood and Tienken Road, which is a major thoroughfare. A 35 foot wide greenbelt has been provided between the residential lots and Tienken Road. The greenbelt is planted with a well-maintained lawn. Both deciduous trees and evergreen trees are liberally planted on the greenbelt to provide a visually soft image. A handsome white painted wood fence is erected at the rear of the residential properties where the greenbelt begins. -98- �• RELATION OF BUILDINGS TO THE ENVIRONMENT Proposed developments in Rochester Hills should be related harmoniously to the use, scale , and architecture of existing buildings in the vicinity that have a functional or visual relationship to the proposed buildings. Development in Rochester Hills should enhance the visual quality of the city and the quality of life for its residents. Visual quality is the result of the harmonious relationship among the various elements of the built environment and with the natural environment. In order to preserve and enhance these qua! i ti es, it is the intent of this section of the plan to identify the elements of design which affect the subjective relationship between the existing architectural fabric of the city and proposed new construction, and to provide guidelines for insuring that new construction will add to the visual quality of the city. The intent here is NOT to discourage new and innovative architectural forms, but instead to identify certain characteristics which contribute to the overall environmental harmony of the city. New architectural styles and building technologies can be appropriate for the city as long as they are not harshly discordant with the existing forms. ~ When preparing plans for design review, developers should be cognizant of the interrelationships among buildings in the area. Each building is more than a separate structure - it is part of the total built environment. A good design professional can fit a building into the existing environment, especially major construction projects and facade renovations involving a substantial change. Recommended Approach to Architectural Review Process It is recommended that developers submit building elevations of proposed structures to the planning commission for architectural review simultaneously with submission of site plans. The planning commission can review architectural design proposals based on the premise that proposed developments in Rochester Hills should acknowledge and respect surrounding existing architecture. Proposed buildings should be visually related to their surroundings with respect to: Scale Materials, texture, and color Rhythm of solids and voids Spacing of buildings or signs Open space and landscapes -99- �• Street facade Roof slopes Fenestration Intent The intent of the architectural review process will be to initiate a negotiation process with the applicant to obta i n any necessary revisions to the building design which will make it more compatible and harmonious with the surrounding architectural character of the community. The intent of the architectural review process will be achieved through negotiation, not through ordinance requirements or enforcement. The revision of architectural drawings will be sought on a voluntary basis as part of the total review and approval process. Procedure The applicant will be asked to submit building elevations for the front, side, and rear facades of each proposed structure. An architectural review will be prepared for the planning commission by either the planning department staff or by the city's planning consultant. This review document will assist the planning commission in identifying possible areas of architectural design change which would be desirable. Based upon the professional design review, the plan commission will determine its position in negotiating possible design changes in the building design. Several Michigan communities have carried ,o ut this voluntary architectural design review process for many years and the level of compliance has been very high in virtually every community despite the fact that the architectural review process is not actually based on an ordinance or enforcement procedure. As long as the review process is reasonable and the aesthetic results are positive, there is usually no opposition to such a review process. Architectural Review Guidelines The City of Rochester Hills zoning ordinance requires that building design elevations be submitted with a site plan approval application. The submission of building design elevations at the review stage provides an opportunity for the planning commission to carry out an architectural review process. Many communities in Michigan engage in the architectural review of such submissions. The professional planning staff and/or planning consultant can prepare a critical commentary of the architectural designs for consideration by the planning commission. Usually, the aesthetic eval ua ti on of the architectural design is used to make recommendations to the applicant for modifying or -100- �II improving the design of the proposed structure. Most planning commi&sions make such recommendations in an advisory capacity and they are usually not the basis for an actual denial of a site plan. In actual experience, most developers are willing to make some modifications to their architectural designs on a voluntary basis. The process of architectural review is usually carried out within this spirit. The design of proposed developments in Rochester Hills should acknowledge and respect the surrounding existing patterns of development, and should be such that those desirable existing patterns are complimented and strengthened. The following principles of architectural design are set forth for use by the planning commission to use in evaluating the aesthetic features of building design: a. , Scale A sense of scale directly relating to the surrounding neighborhood should be provided. The scale of a building depends on its overall size, the mass of it in relationship to the open space around it, and the sizes of its doors, windows, porches and balconies. The scale gives a building "presence"; that is, it makes it seem big or small, awkward or graceful, overpowering or unimportant. The scale of a building should be visually compatible with its site and with its neighborhood. b. Style Architectural styles should be compatible with the character of the area and/or existing structures. c. Signage Coordinated signage should be planned when to facades or new buildings are designed. d. alterations Rooflines Cluttering of rooflines as a result of too many different angles and roof pitches should be avoided. A roof can have a dramatic impact on the appearance of a building. The shape and proportion of the roof should be visually compatible with the architectural style of the building and with those of neighboring buildings. Commercial building facades should not exhibit roof elements which are visually out of proportion with the other building design elements. e. Mechanical Equipment Mechanical equipment, including metal chimneys, at grade, attached to, or on the roof of a building, should -101- �I be screened from view; or they should be integrated into tpe overall design of the building. f. II • Landscaping Landscaping should be used to enhance the design and to either strengthen or buffer the visual relationship with surrounding areas. g. Rhythm of Solids and Voids The rhythm of solids to voids in front facades should be well-designed. When you look at any facade of a building, you see openings such as doors or windows (voids) in the wall surface (solid). Usually the voids appear as dark areas, almost holes, in the solid and they are quite noticeable, setting up a pattern of rhythm. The pattern of solids and voids in the front facade of a new or altered building should be visually compatible with that of its neighbors. h. Proportions of Openings The proportions of openings within the building should be compatible with the overall design. Windows and doors come in a variety of shapes and sizes; even rectangular window and door openings can appear quite different depending on their dimensions. The relationship of the height of windows and doors to their width should be visually compatible with the architectural style of the building and with that of its neighbors. i. Facade Materials The relationship of facade materials is important to the design integrity of a building. The facades of a building are what give it character, and the character varies depending on the materials of which the facades are made and their texture. In Rochester Hills, many different materials are used on facades - depending on the architectural style of the building. The facades of a building, particularly the front facade, should be visually compatible with those of other buildings around it. Building materials should be chosen carefully, and it is generally more desirable to use as few differing materials as possible. j. Site Elements The size, placement, and materials of walls, fences, driveways, and parking areas may have a visual impact on a building. These features should be visually compatible with the building and neighboring buildings. • -102- �I • II ENTRANCEWAYS Entranceways to the City of Rochester Hills are a very important planning issue. There are approximately 27 thoroughfares which enter Rochester Hills from surrounding communities. About 18 of these thoroughfares are significant because they carry a moderate to extensive number of motorists in and out of the city each day. Entranceways are important because they create the first impression which a motorist has when entering the city. Efforts by the municipal government to improve and maintain the visual appearance of the city's entranceways are important for the following reasons: 1) An attractive entranceway contributes to enjoyment of residents of the community. the aesthetic 2) Entranceways give the community identity and distinguish it from surrounding communities. 3) Entranceways establish the character of Rochester as a quality residential area. 4) Attractive entranceways help to enhance and property values in the city's neighborhoods. Hills stabilize The city should prepare and implement an entranceway beautification program. Design plans should be prepared for beautifying and improving the appearance of each of the major entranceways to the city. Such a design plan would be detailed in nature and is beyond the scope of this master plan. The design plan should recognize both the public and private land ownership characteristics of each entranceway to the city. Entranceway beautification consists of more than simply placing a welcome sign or shrubs near the entrance to Rochester Hills. A comprehensive ent~anceway beautification program also addresses zoning and environmental controls on properties which surround the entranceway. There are three basic ways in which entranceway beautification can be planned and carried out: 1) Through a municipal landscaping and signage program; 2) through effective zoning and environmental controls with particular emphasis on adjacent woodlands and wetlands; and 3) through negotiation with property owners at the predevelopment or early site planning development stage when new developments are being proposed adjacent to a major entranceway to the city. It is often possible to negotiate greenbelts, setbacks, or other special landscape treatments which will make the entranceway more attractive and also will complement the adjoining private development. The design plan for entrance- -103- �way beautification should set forth a detailed design for each entranceway including signage and landscaping, zoning and environfuental controls, and other features which will affect the visual quality of the area. Priorities should be established among the various entranceways in this city and funding sources should be identified so that the entranceway beautification program can proceed on a systematic basis. Each year the city should try to beautify a certain number of entranceways . An important component of entranceway beautification is ongoing maintenance. After entranceways have been landscaped, they need to be carefully maintained in order to continue to look good. The entranceway beautification program should be carefully coordinated with the interrelated open space development concept which is also presented in this plan. Attractive entranceways to the city will make an initial "visual" statement which will then be picked up and continued by the interrelated open-space system consisting of parkways, boulevards, greenbelts, municipal parks, and other open-space features. ' -104- �,. , , Entranceway Examples This entranceway to the City of Rochester Hills looking east on Wal ton Boulevard as one leaves the City of Auburn Hills is very handsomely designed. The tasteful signage and the lush evergreen shrubbery planted both in front and behind the sign provide an aesthetically pleasing entranceway to the city. -105- �This entranceway to beautiful in its natural on Orion Road as one Rochester Hills. The magnificent mature trees to the city. the City of Rochester Hills is very state. This entrance to the city is leaves Oakland Township to enter curvature of the pavement and the provide a very beautiful introduction -106- �REVITALIZATION OF THE OLDE TOWNE DISTRICT , J J f In January of 1988, a revitalization plan was prepared for the Olde Towne area; however, this plan was never officially adopted or implemented . Since 1988, several local streets in the area have been paved and some of the commercial store fronts have undergone renovation, but the area still lacks an overall unified theme and has not come to grips with the problem of off-street parking facilities. Auburn Road, which serves the Olde Towne Shopping District, is a State of Michigan highway. The Michigan Department of Transportation has long-range plans to widen the existing two-lane pavement on Auburn Road. If the thoroughfare is widened, it would wipe out parking in front of the stores. Merchants in the area are concerned that the elimination of frontal parking could spell the economic doom of the area. If the section of Auburn Road serving Olde Towne were transferred to local municipal control, state highway regulations pertaining to removal of on-street parking would no longer apply. As part of preparation of the new master plan, a new detailed on-site evaluation of urban design and development issues in the Olde Towne area was completed. The results of this field evaluation are presented in Figures D-IV, D-V, and D-VI. Based upon reevaluation of the 1988 plan and the recent survey of the area, the following recommendations are made: 1) Consideration should be given to paving alleys behind the business strips; 2) consideration should be given to development of a combination of parking both in front and behind stores, as well as parking on some local streets which could be closed; 3) a safe pedestrian crossing and circulation system should be provided for school children and other pedestrians; 4) the revitalization strategy should include detailed urban design and landscaping approaches; 5) a building facade design theme should be defined based on a New England shopping village concept; 6) zoning and landscaped green areas should be used to demarcate the Olde Towne area and to prevent continuous strip development; 7) a uniform series of lettering styles for commercial signage should be adopted for the district; 8) merchants and surrounding residents should be carefully and systematically consulted when exploring the above recommendations. -107- �~ ... .. -~ w '--l___j____Y <..9 0 0::: a BOAT SALBS FULL SERVICE GAS STATION Autos and Trucks Stored Lot Without Screening Poor Landscaping _J Un i que Structure on Auburn Road (Variation of Ouonset Hut) Fair to Good Condition Lawn is Nice Gravel Parking i n Front Rear Building is a Ouonset Hut that i s Rusted and Unsightly (Blighting Influence) co ---cf -- £b O::: (..'.) J] □ RETAIL PIALL Recent Contruction Very Good Condition Vacant Supermarket Paved Parking Good Lawn With Landscaping 0 > <:{ LI L__J .._.I W 11 M VACATED BUILDING Structure in Very Poor Condition Weeds on Auburn Road are Very Tall tr AUBURN 4\[ el I .,.JlC . I RBSIDBNCB StructuC"e in Good Condition \ MATURE TREES LOCATtuON BOTH RESIDENTIAL SHOULD BB PRESERVED M - '\ uo , } - LARGE VACA~TL~~=~ Busin::.Jess Zoned B- on Both Auburn Frontage R Roads and John RESIDENTIAL STRUCTURE Stcucture 1n Poor Condition LAWN PRODUCTS COPIPANY Retail Use Yard Screened Metal Building in Pair Condition Very Good Landscaping Figure 0-IV VISUAL IMPRESSIONS \ \ • VACANT BUILDING \ \>-- - - - Structure 1n Poor Condition Blights Area No Public Sidevalk on ~ t - -- Auburn Road w 0 z w CD " PARTY STORR - NBWBR STRUCTURE Paved Parking Roadway Frontages are Landscaped Building in Very Good Condition I - r;i AUTOflOTJVB USB Truck/Trailer Rental Automobile Repair Cars and Rental Vehicles Stored in Front on the Corner No Screening o t YehicJes Building in Poor to Pair Condition z □ CD 0 0::: Ci]I tJIC 0::: z I 0 J 0 0 0 ~ ~ ,...□ N + �..,~ ~ ~ ~ ,.. _ _ _ _ _ _ _ _ _ _ _ _ _ ___,..llf"-~IIIIIIPARTY STORE New Facade Siding Condition of Original Structure Unknown Parking on Auburn and Longview Roads Parking Areas Surfaced With Gravel ANI"AL HOSPITAL ---. I I CARPET STORE Newer Building Gravel Parking in Front and on West Side Da I --. -=--- .__ AND COOLING BUSINESS/AUTO SERVICE FACILITY Renovated Facade on Heating and Cooling Business Paved Parking on Auburn Road RENOVATED BUILDING Lawn Maintenance Equipment New Facade on Parked Out Front Original Structure Original Structure is in Fair Condition Sides Need Painting LI I □- Invokes a •colonial• 0 Image by the Use of Windows With ears and l'luntins The Entrance Invokes I ROCHESTER HILLS PRECINCT IS Very Good Condition Paved Parking --,,-,--, D I RETAIL BUILDING a •colonial• Image □ J Never Structure ::J I Very Good Condition Paved Parking I . ARTS SCHOOL Poor to Faii: - Condition Siding on Harrison Packing on Auburn Road ._ I PARTS SALES in Good Condition Trailers on Along Auburn Road OLDE TOWNE CORNERS - - - - - - - . . . . S111all Strip Mall Retail and Office Uses Decorative Freestanding Laaps I f--' • Very Good Condition Facade/Roof Very Good Condition Sides Need Painting Gravel Parking in Front D .... ---, on Culbertson (Has an Olde Towne l ■age) Brick Facade Very Good Condition Paved Parking 0 In Poor Condition I.O I I RETAIL OPERATION Sales and Service Very Good Condition Good Landscaping on Longview Road Well Designed Paved Parking Area on Longview Road GAZEB0 - - - - - - - - - - - • 8 Good Condition No Walks Leading to It N + BARBER SHOP Building-in Poor Condition l ._ REUTHER MIDDLE SCHOOL Very Good Condition Large Lawn on Auburn Road Nev Facade Ea~sed Du ■ pster on Bast Side of Building ...., [1Cl z 0 $'. w (/) l- Figure D-V VISUAL IMPRESS IONS (/) o:: w m _J ::) u - - - - + - ---1 i11----11 w > z (9 Ig ,.... I Pre-Fabricated Office Building on Auburn Road (Very Good Condition) Tall Concrete Block Production Building in Rear Lawn Adjacent to Auburn Road Wood Furniture and Products are Displayed on the Lawn Adjacent to Auburn Road A Wood Stockage Fence Encloses the Storage Yard Fronting on Both Auburn and Longview Roads. The Fence is in Fair Condition. . �._ ......, ~ ·~ V .t'.W. ~ ~ ~ TWO AUTO RETA[L FAC[LITlES PROPANE GAS SUPPLY-----i■ Sales of Auto Parts Light Industrial Use Paved Packing on Side (Vacated Outdoor Storage of Street) and Pront Propane Tanks Ouapsters at Rear -----,-outdoor Storage Area is Need Screening {;:] Not Screened Pro ■ Structures Ap~ear in Auburn R?ad Good Cond 1t 1 on '"L I It-'-- - - - ;, Side Parking is provided by the RESIDENCE Vacated Eastern Avenue Non-Retail Use 11111,1, Non - Rctdil Use Commonly Located in RESTAURANT _ _ _ _ _ _ _ _ __ ' ' - - - ---. Parking at Reac Surfaced in Gravel Structure in Condition Shingles are Needed on Roof Fascia Packing Acea is Sucfaced ---·· .....---Gravel and Unscreened ,..,__ I the Pcont Lawn ' 1 II I I' I I I I ~ j Area I Convenience Sto~e Nice Lawn ~ 11 111 CHUiJ, I I-' I-' CHURCH COIIPLEX Includes School and Parking One-Story Brfck With D e r y Good Condition Wide lletal Fascia foe Non-Retail Use the Roof Line Packing in Pcont surfaced With Loose Gcavel of Moderate to Large Size Needs Landscaping NEW STRIP RETAIL USB Brick With Sloped Roof Vecy Good Landscaping and _j Parking Area Lawn Along Auburn Road (J) (J) OCJ 0 I I Vacant Acea Containing Mature Trees and a Moved Lavn z II RESIDENTIAL USE Non -Retail Use Newec Shingles and Siding z 0 (J) 0:: 0:: <t: I L--l 1 - -- D [] ---1 11 0 ...... w D z 0 z _j 0:: 0:: 1-- l'.) w (J) <t: w t--- - - - -~ <t: w :::j w w I t - -- - - - - 1 2 o--- - - - + - - PARTY STORE Older Building Siding llay Cover Structural Problems Encroaches into Auburn Road Right-Of-Way Exposed Du ■ pstec Along Auburn Road I Redesigned as a Self Service Gas Station With 1 SHOE REPAIR FACILITY Old, Concrete Bui1ing Very S ■all Il I I/ ~ I I t" I . . . . . . LARGE GARDEN ~ Non-Retail ~NCR ~~ In P o o r ~ STATION AND ONYENIENCE STOR Rear Screeening Poor_ Condition LIi . J t INSURANCE AGENCY Nev Roof and Siding Asphalt Horseshoe Dcive No Landscaping Located at an Entrance P(int Into the City Needs Have Overrun ~ - ""''"--~II CHURCH . Non -Reta1 l Use In Good Condition Pront Lawn Has Been Overrun by Weeds Parking in Reac -7 BARBER SHOP - -Newer Wood Siding Packing Area Sucfaced in Gravel r Commercial Districts In Poor Condition Paved Parking on Auburn Road TOOL CUTTER SERVICE Light Industrial Use Structure in Fair to Good Condition ---, --, Figure D-VI VISUAL IMPRESSIONS RESTAURANT Lawn and Lanscaping is Good Paved Parking Shaced Parking With Retail/Office Use to the West c:. w 0:: 0 z ::) 0 w 0 ONE-STORY RETAIL BUILDING OP RBCBNT CONSTRUCTION (OFFICE USES CURRENTLY INHABIT TOE SPACES} Lawn is Good T~ees are Lacking Paved Parking Shaced Packing With Restaurant on the Cocner of Auburn Road and Dequindce N + �Stylistic Compatibility I I 'J The two buildings illustrated in figure D-VII are in the Olde Towne Shoppinef District of Rochester Hills. The building on the right has been restored with a definite colonial architectural motif. It is quite nicely designed. The building on the left does not follow a colonial motif; but has a fake mansard-type roof which extends downward over the front half of the building. The fake mansard roof has large lettering identifying the "A & S Heating and Cooling" firm. Figure D-VIII below shows how the redesign of the heating and cooling store would make it compatible with the surrounding architecture. If the Olde Towne revitalization program is to be successful, it will be necessary that all renovation follow the basic architectural motif which has been established for the area. Figure D-VII Figure D-Vl I I -111- �-r - DETENTION AND RETENTION PONDS A detention p'ond holds storm water, but has a means of outflow so the water can be drained from the pond. A retention pond, by co~trast, has no outflow capability and the water remains in the pond. Most ponds in Rochester Hills are detention-type ponds. They have provision for outflow of water. Many of these ponds are visually unattractive. They often consist of a land depression surrounded by a rather stark looking chain-link fence. It is recommended that the city zoning ordinance be revised to specifically require the full landscaping and screening of such ponds. One issue with respect to landscaping of ponds is that of public safety. There is concern that children could climb over fencing and drown in the basins when they are at high water level. However, this issue can be addressed through carefully regulated slope and depth requirements in the zoning ordinance. By requiring gradual sloping of the sides of ponds and specifying a maximum depth, drowning accidents can be prevented. The example below shows an attractively landscaped detention pond in the city. -112- �Land Use �Land Use EXISTING LAND USE A detailed lot-by-lot existing land use survey was completed as part of the preparation of this plan. The following land-use system was used in the survey: 1. Single-Family Residential Single-family detached dwellings, including only the developed portions of large parcels (i.e., the approximate area devoted to buildings and lawn). In cases where more than one platted lot is under the same ownership, only those lots occupied by structures and lawn are included. 2. Two-Family Residential - Generally flats or duplexes. 3. Multiple-Family Residential three or more dwelling units. 4. Mobile Home Residential - Courts or parks where land has been platted or parcelled to allow temporary or permanent storage of mobile homes, or independent uni ts located beyond the limits of a mobile home park. 5. Convenience Commercial - Includes the land area occupied by retail and service facilities, and related off-street parking which accommodates day-to-day convenience shopping and service needs. Included in this category are food and drug stores, personal services such as barber shops, beauty shops, and local repair services such as shoe repair, tailors, dry cleaner and laundromats. 6. Comparison Commercial - Includes the land area occupied by retail uses, and related off-street parking, offering commodities which are normally purchased at infrequent intervals and for which the consumer may shop around. Individual uni ts included in this category are apparel stores, shoe stores, furniture and appliance stores, and department stores. r f r Structures II containing 11 7. Office Commercial - Includes the land area occupied by all types of individual office facilities and related off-street parking. Included in this group as offices are real estate, medical, clerical, etc. Office facilities which are ancillary to commercial or industrial uses are not included in this category. 8. Automotive Commercial - Includes the -:------...,..,----,,----by retail and service facilities oriented, i.e., gas service automotive accessories, etc. -113- land area occupied which are autostations, tire stores, This category does not �r include bump , and industrial. paint shops which are classified as 9. r r r r General Commercial - Includes the land area occupied by those types of retail and service facilities, and related off-street parking, which normally do not requiie a shopping center location, and do not primarily cater to the convenience needs of adjacent residential areas. Included in this category are such uses as commercial lodging, restaurants, bowling alleys, and drive-in theaters. 10. r Light Industrial - Includes the land area devoted to those types of industrial manufacturing and nonmanufacturing uses which were not felt to exert primary influence on adjacent areas or parcels from the standpoint of scale of operation, type of operation, commercial traffic, etc. Examples are warehousing, bump and paint shops, and technological industries (radio assembly) . 11. Heavy Industrial - Includes the land area devoted to those types of industrial manufacturing and nonmanufacturing uses which were considered to exert primary influence on adjacent areas or parcels due to the scale of operation, type of operation, commercial traffic, etc. Examples are plants which manufacture finished or semi-finished products from raw materials and gravel mining, gas processing, and junk yards. 12. Landfill and Mining Operations Landfills include sanitary landfill operations. Mining includes gravel or sand extraction operations. 13. Public Elementary School - Land developed or owned by the School District for elementary schools. Elementary schools are indicated with an E on the Existing Land Use Map for 1991. r. , , J , , II II 14. Public Junior High School - Land developed or owned by the School District for junior high schools. The Junior High Schools are indicated by a 11 J 11 on the Existing Land Use Map for 1991. 15. Public Senior High School - Land developed or owned by the School District for senior high schools. The Senior Highs are depicted with an 11 S 11 on the Map. 16. Other Public - Includes land owned by Federal, State, County, or City government. Examples are municipal offices, parks, and post office, etc. -114- �r 17. Quasi-Public Land developed for private utility purposes such as substations. parks 18. Churches and Institutional - Land developed gious purposes, parochial schools, etc. for 19. Streets and Alleys The full rights-of-way designated on the Existing Land Use Map for 1991. 20. Railroad Right-of-Way Western Railroad. 21. Special Purpose Uses - The land area devoted to Oakland University, golf courses, riding stables, hospitals, and similar uses. 22. Lakes and Ponds - Water areas such as Galloway Lake and the lake at Thelma Spencer Park. 23. Floodplain and Rivers - The floodplain as delineated by the Corps of Engineers reports on the Clinton River and Paint Creek. 24. Vacant - Platted and unplatted undeveloped land. [ r f f - An example and rel ias is the Grand Trunk The results of the existing land use survey are shown in Figure LU-I and Tables LU-1 , LU-2, and LU-3. The master plan adopted by the city in 1986 was not based on a current existing land use survey; that plan utilized a land use survey completed in 1980. Table LU-2 portrays changes in land use which have occurred between the 1980 survey and the 1991 survey. The category of land use which showed the largest acreage increase during the 11 year period between the two surveys was single-family residential. In 1980, the city had 4,953.6 acres of developed single-family residential land and by 1991, 1,955 additional acres had ·been added. This represents a 39.5 percent increase. Multiple-family residential development also showed a substantial increase during the 11 year period; in 1980 the city had 438. 5 acres of multiple-family development and by 1991 the city added 348.7 acres of multiple-family development, indicating a 79.5 percent increase. The city has two mobile home developments which evidenced a 21.1 percent increase in acreage due to build out during this period. All categories of commercial land use increased substantially in the period between 1980 and 1991. Comparison commercial facilities showed the largest increase with 123.7 percent, followed by convenience commercial with an increase -115- �r 0 0 0 E f SINGLE TWO , I OAKLAND UNIVERSITY ii~ ~1 ~-~ ~Ii:;,._~-::.' ~ RESIDENTIAL FAMILY MOBILE ~ ~ RESIDENTIAL FAMILY MULTIPLE e S T E R FAMILY RESIDENTIAL HOME RESIDENTIAL CONVENIENCE COMMERCIAL •• • • COMPARISON COMMERCIAL 9 PUBLIC ELEMENTARY ~ ~ ~ @ PUBLIC JUNIOR HIGH SCHOOL PUBLIC SENIOR HIGH SCHOOL ~ • COMMERCIAL OFFICE AUTOMOTIVE COMMERCIAL GENERAL COMMERCIAL INDUSTRIAL LIGHT INDUSTRIAL HEAVY OTHER PUBLIC QUASI PUBLIC SCHOOL ( CHURCHES , ETC . ) INSTITUTIONAL @ SPECIAL PURPOSE 0 VACANT OR AGRICULTURAL :-:-_:::, FLOODPLAIN ... _,_. i ;,,, • :·,; ; ~:i,. . "::J SUPPLEMENTARY SYMBOLS C CEMErERY W WELL SITE f FIRE STATION Figure LU-I \ EXISTING LAND USE City of QOCHESTER HILLS OAKLAND COUNTY • MICHIGAN ROCHESTER HILLS PLANNING COMMISSION A Grn-\1 nLl 11 >1n 1,nAw1<1~1E~ • ' J �' TABLE LU-I EXISTING LAND USE - 1991 ~ ._. LAND USE CATEGORY ACREAGE Single-Family Residential Two-Family Residential Multiple-Family Residential Mobile Home Residential 6,925.3 1.6 787.2 197.l 33.1% ACREAGE DEVELOPED AREA PERCENT OF TOTAL 43.6% 0.9 6,925.3 1.6 787.2 197.l . *·* 5 .o 1.2 *·* 3.8 Convenience Commercial Comparison Commercial Office Commercial Automotive Commercial General Commercial 90.3 210.7 70.l 75.7 173.8 0.4 1.0 0.3 0.4 0.8 90.3 210.7 70.l 75.7 173.8 0.6 1.3 0.4 0.5 1.1 Light Industrial Heavy Industrial Landfills and Mining Operations 620.2 80.9 214.2 3.0 0.4 1.0 620.2 80.9 214.2 3.9 0.5 1.3 Public Elementary Schools Public Junior High Schools Public Senior High Schools Other Public Uses 101.5 150.0 93.5 948.7 0.5 0.7 0.4 4.5 101.5 150.0 93.5 948.7 0.6 0.9 0.6 6.0 Quasi-Public Churches or Institutional Streets and Alleys Railroad Right-of-Way Special Purpose Uses 1,352.7 135.l 2,523.9 63.0 1,078.3 6.5 0.7 12.l 0.3 5.2 1,352.7 135.l 2,523.9 63.0 1,078.3 8.5 0.9 15.9 0.4 6.8 Lakes and Ponds Floodplain and Rivers Vacant 139.8 256.8 4,622.7 0.7 1.2 22.l 15,893.8 100.0% -...J I TOTAL CITY AREA PERCENT OF TOTAL TOTAL *·* ·LESS 20,913.1 THAN 0.1 PERCENT 100.0% Source: Gerald Luedtke and Associates, Incorporated �... 11111 TABLE LU-2 ACREAGE CHANGE COMPARISON 1980 SURVEY* 1991 SURVEY ACREAGE CHANGE PERCENT CHANGE 4,953.6 2.4 438.5 200.4 6,925.3 1.6 787.2 197.1 +1,971.7 -0.8 +348.7 -3.3 +39.8% -33.3 +79.5 .:.1.6 Convenience Commercial Comparison Commercial Office Commercial Automotive Commercial General Commercial 57.4 94.2 51.0 66.0 125.8 90.3 210.7 70.1 75.7 173.8 +32.9 +116.5 +19.1 +9.7 +48.0 +57.3 +123.7 +37.5 +14.7 +38.2 Light Industrial Heavy Industrial Landfills and Mining Operations 182.4 61.4 244.2 620.2 80.9 214.2 +437 .8 -30.0 +240.0 +31.8 -12.3 Public Elementary Schools Public Junior High Schools Public Senior High Schools Other Public Uses 97.5 162.1 48.1 402.5 101.5 150.0 93.5 948.7 +4.0 -12.1 +45.4 +546.2 +4.1 -7.5 +94.4 +135. 7 Quasi-Public Churches or Institutional Streets and Alleys Railroad Right-of-Way Special Purpose Uses 958.3 70.5 2,246.0 81.0 983.1 1,352.7 135.1 2,523.9 63.0 1,078.3 +394.4 +64.6 +277 .9 -18.0 +95.2 +41.2 +91.6 Lakes and Ponds Floodplain and Rivers Vacant 119.0 375.3 8,892.4 139.8 256.8 4,622.7 +20.8 -118 .5 -4,286.8 +17.5 -31.6 -48.2 20,913.1 20,913.1 LAND USE CATEGORY Single-Family Residential Two-Family Residential Multiple-Family Residential Mobile Home Residential I I-' I-' CD I TOTAL +19 .5 +12.4 -22.2 +9.7 *The 1980 acreage figures are exclusive of annexation. Source: Gerald Luedtke and Associates, Incorporated �__.. -- . TABLE LU-3 EXISTING LAND USE COMPARISON: 1973, 1980, AND 1991 PERCENT OF TOTAL AREA 1973 PERCENT OF TOTAL DEVELOPED AREA PERCENT OF TOTAL AREA 1980* PERCENT OF TOTAL DEVELOPED AREA Residential 18.8% 46.6% 26.8% Commercial 1.1 2.7 Industrial 0.9 Public or Quasi-Public PERCENT OF TOTAL AREA 1991 PERCENT OF TOTAL DEVELOPED AREA 48.6% 37.8% 49.7% 1.8 3.4 2.9 3.9 2.1 1.2 2.1 3.4 4.4 3.4 8 .1 8.3 15.l 13.3 17.6 Special Purpose Uses 5.5 13.7 4.7 8.5 5.2 6.8 Land Extraction or Fill 2.2 5.7 1.2 2.1 1.0 1.3 Rights-of-Way 8.5 21.1 11. l 20 . 2 12.4 16.3 LAND USE CATEGORY - - I I-' ~ I Vacant, Floodplain and Water 59.6 44.9 24.0 -TOTAL 100.0% 100.0% 100.0% 100.0% 100.0% *The 1980 figures indicate percentages of land area exclusive of annexation. Source: Gerald Luedtke and Associates, Incorporated 100.0% �f of 57.3 percent, general commercial with an increase of 38.2 percent, office commercial with an increase of 37.5 percent, and automotive commercial which increase of 14.7 percent. Light industrial land use is the land use category which showed the largest percentage increase in the 11 year period between the two surveys. In 1980, the city had 182 .4 acres of light industrial use and in 1990 it had 620.2 acres which represents a 240 percent increase. Heavy industrial land use increased during the same period by 31.8 percent. The area devoted to landfills and mining operations actually decreased by 12.3 percent based on the 1991 survey. This reduction was not due to the actual elimination of land fills, but due to an error contained in the 1980 land use survey which represented certain areas as land fill. This error has been corrected in the 1991 survey. During the past 11 years, the amount of land devoted to elementary, junior, and senior high schools showed modest increases. The amount of land in the city utilized for public parks showed a substantial increase during this same period. In 1980, public uses other than schools occupied 402. 5 acres, by 1991 these uses occupied 946. 3 acres indicating a 135.1 percent increase. Churches and institutional land uses increased by 91. 6 percent in the 11 year period. Both railroad rights-of-way and flood plain and river areas showed decreases between the two surveys. A portion of the former railroad right-of-way has been turned into a recreational pathway as part of the Paint Creek Trail. Areas which were formerly classified as flood plain and river have been included in various adjoining residential developments and have been reclassified resulting in a reduction of 31.6 percent in this category. Examination of Table LU-3 shows that Rochester Hills is predominately a residential community with 38. 0 percent of the city's total land area devoted to this use. The second largest land use are areas classified as vacant, flood plain, or water which represent 23.9 percent of the total land use area. The third largest land use category in the city is public or quasi-public with 13. 2 percent of the total area devoted to this use. Other land uses, although they may have substantial impact in terms of traffic and economic benefits, actually occupy a relatively small portion of the total land use area. Commercial land uses occupy only 2. 9 percent of the city's total land area, industrial land uses occupy 3. 4 percent, special purpose uses occupy 5.2 percent, and land extraction or fill operations occupy approximately l percent of the city's total land area. Rochester Hills is primarily a lower density residential community with viable commercial, indus- P. -120- �trial, and public land-use components. As the city nears build-out, it . should mature as a stable and very desirable residential community. It has been and wi 11 continue to be a desirable place in which to live. J J f r r -121- �FUTURE LAND USE PLAN The Future Land Use Plan is portrayed in Figure LU-II. Table LU-4 inqicates the quantities of each proposed land use within the total city. The Future Land Use Plan is the culmination of a planning process which was initiated by the Planning Commission over a year ago. The Planning Commission has consulted with numerous neighborhood organizations, city departments and commissions, and other community city groups in development of the adopted Future Land Use Plan. Land use planning is a process which determines the most desirable spacial relationships of future land uses through an assessment of past, present, and future determinants. It is also concerned with strategies for achieving such relationships. The future land use planning process is directed toward developing and maintaining a wholesome environment for the residents of Rochester Hills. Therefore, the people of the community their needs, wants, and interests -- are the prime concern of the future land use planning process. Each land use decision reflected in this plan was carefully analyzed by the planning consultant and planning staff and thoroughly studied and discussed by the Planning Commission at open public meetings. A public hearing on the master plan was held on March 17, 1992 and required public notices were published in the Rochester Clarion in accordance with the provisions of Public Act 285 of the Public Acts of 1931, the Municipal Planning Act. Having been duly adopted by the Planning Commission on March 31, 1992, an attested copy of the Master Land Use Plan has been forwarded to the Oakland County Planning Commission and certified to the city council and the Oakland County Register of Deeds. Subsequent to adoption of this master plan, the City of Rochester Hills Planning Commission will continue to keep the Land Use Plan and zoning regulations of the city updated. The zoning ordinance, subdivision regulations, land development ordinances, and applicable codes will implement the plan. The plan has been designed to be a reasonable and well thought-out guide for decision making on future land development. Residents of Rochester Hills and investors in the community can look to the plan as a document designed to protect the health, safety, and general welfare of the community. The plan should also provide stability in future planning and zoning decision making in the city. The Future Land Use Plan is based on the premise that Rochester Hills is primarily a single-family residential community. The residential neighborhoods are delineated, to a large degree, by the original major street network which was established when Rochester Hills was still Avon Township. -122y- �r ~ TABLE LU-4 FUTURE LAND USE ACREAGE LAND USE CATEGORY ACREAGE PERCENT OF TOTAL 10,278 . 3 224.7 821. 7 197.1 49 . 2% 1.1 3. 9 0.9 Residential Single-Family Cluster Housing Two-Family or Multiple-Family Mobile Home Commercial ~ Convenience or Comparison Automotive Service Oriented Office Research Office 538.9 84.0 148.8 37.7 2.6 0.4 0.7 0.2 229.5 1.1 971.5 44.6 4.6 0.2 102 . 4 83.3 150.0 93.5 1,375.7 15.3 710.1 1,082 . 1 194.0 7.4 6.8 274.3 139.8 3,038.6 63.0 0. 5 0.4 0.7 0.5 6.6 0.1 3.4 5.2 0. 9 Mixed-Use Non-Residential Mixed-Use Industrial Light Industrial Heavy Industrial Public and Quasi-Public Existing Elementary School School Property or Option Junior High School Senior High School Local Recreation Regional Recreation City-Wide Recreation Special Purpose Floodplain Civic Center Fire Station Cemetery Lakes and Ponds Streets and Alleys Railroad Right-of-Way TOTAL 20,913.1 *·* Less than 0.1 percent - l -124- *·* *·* 1.3 0.7 14.5 0.3 100. 0% �~, ~ ~ TABLE LU-5 FUTURE ACREAGE CHANGE COMPARISON BETWEEN THE 1986 AND 1992 MASTER PLANS 1992 ACREAGE ACREAGE CHANGE PERCENT CHANGE 11,861.7 119.3 823.1 205.2 10,278.3 224.7 821.7 197.1 -1,583.4 +105.4 -1.4 -8.1 -13.3% +88.3 -0.2 -3.9 13,009.3 11,521.8 -1,487.5 -11.4% 662.4 73.1 204.0 40.0 538.9 84.0 148.8 37.7 -123.5 +10.9 -55.2 -2.3 -18.6% +14.9 -27.1 -5.8 979.5 809.4 -170.1 -17.4% o.o 229.5 +229.5 Light Industrial Heavy Industrial 1,098.3 202.4 971.5 44.6 -126.8 -157.8 -11.5% -78.0 SUMMARY 1,300.7 1,016.1 -284.6 -21.9% LAND USE CATEGORY 1986 ACREAGE Residential Single-Family Cluster Housing Two-Family or Multiple-Family Mobile Home SUMMARY Commercial Convenience or Comparison Automotive Service Oriented Office Research Office I I-' IV SUMMARY u, I Mixed-Use Non-Residential Mixed-Use Industrial Note: Differences in future land use between the 1986 and 1992 master plans are due to: (1) actual increases or decreases in the amount of land uses planned; (2) the redesignation of certain land use areas to the right-of-way classification; (3) the introduction of new land use categories; (4) increases in the amount of land used for detention ponds and local recreation ; (5) increases in the amount of school property; and (6) transference of public property such as regional park land being acquired by the city. �-, ~ TABLE LU-5 CONTINUED FUTURE ACREAGE CHARGE COMPARISON BETWEEN TIIE 1986 ABO 1992 MASTF.Jl. PLANS LAND USE CATEGORY 1986 ACREAGE 1992 ACREAGE ACREAGE CHANGE PERCENT CHANGE Schools Existing Elementary School School Property or Option Junior High School Senior High School - 80.8 95.0 43.8 48.1 102.4 83.3 150.0 93.5 +21.6 -11.7 +106.2 +45.4 +26.7% -12.3 +242.5 +94.4 267.7 429.2 +161.5 +60.3% 520.0 191.5 289.8 1,375.7 15.3 710.l +855.7 -176.2 +420.3 +164.6% -92.0 +145.0 1,001.3 2,101.1 +l,099.8 +109.8% 2,496.5 81.0 3,038.6 63.0 +542.1 -18.0 +21.7% -22.2 2,577.5 3,101.6 +524.1 +20.3% Special Purpose Floodplain Civic Center Fire Station Cemetery Lakes and Ponds 1,072.5 375.3 98.0 2.5 109.8 119.0 1,082.1 194.0 7.4 6.8 274.3 139.8 +9.6 -181.3 -90.6 +4.3 +164.5 +20.8 +0.9% -48.3 -92.4 +172.0 +149.8 +17.5 SUMMARY 1,777.1 1,704.4 -72.7 -4.1% 20,913.1 20,913.1 SUMMARY Recreation Local Recreation Regional Recreation City-Wide Recreation SUMMARY I ...... N °'I Rights-of-Way Streets and Alleys Railroad Right-of-Way SUMMARY Other Public and Quasi-Public TOTAL Source: Gerald Luedtke and Associates, Incorporated �The 36 square mile township, which included the City of Rochester, was divided into residential development modules or neighborhoods by a street gridiron pattern based on the concept of major thoroughfares located approximately one mile apart. From east to west, there were six major thoroughfares: Adams, Crooks, Livernois, Rochester, John R, and Dequindre. From north to south, there were seven major thoroughfares which include: Dutton, Tienken, Walton, Avon, Hamlin, Auburn, and South Boulevard. These 13 basic streets formed the original gridiron pattern which, in turn, delineated the residential modules or neighborhoods which comprise the city's development pattern. The Future Land Use Plan has been designed to carefully protect the environmental quality of each of the city's residential neighborhoods. The major thoroughfare network which defines land use was established during the early days of Avon Township. r Single-family neighborhoods are defined by the major thoroughfare system based on a one-mile grid pattern. Non-residential uses are usually located on the periphery of the neighborhoods . r The city has exercised considerable care in its past planning and zoning to ensure that multiple-family, commercial, and other non-residential uses are limited to the periphery of major single-family areas, or are located at the intersection of major thoroughfares. Most of the sing lefamily residential neighborhoods consist of curvilinear -127- �street patterns which intersect with the main mile road gridiron • pattern of arterial streets . Multiple-family developments have been located on the edge of single-family neighborhoods or have been situated where they provide a transition between commercial or office uses and adjoining single-family residential areas. Many large single-family development areas in the city contain internal open space or recreation/park areas which have either been develop~d by the city or have been developed as a result of the residential subdividing process. r r r r r Most multiple-family residential developments in Rochester Hills are of large size ranging between 5 acres and 190 acres in size. The majority of multiple-family developments are located within a portion of the city located between Livernois on the west and John R on the east. Multiplefamily developments have been carefully planned so that they do not interfere with or create traffic intrusions into single-family residential neighborhoods. Several multiplefamily residential developments act as transitions between shopping centers and nearby single-family residential subdivisions. Areas planned for industrial development in Rochester Hills historically have been located along the Grand Trunk Railroad right-of-way, in proximity to M-59, and to a lesser degree, in the area near Hamlin and Dequindre. These industrial development areas originally needed access to rail service, but eventually the linkages to M-59 and the other major arteries of the city's transportation system became more important to their economic viability than did the railroad. The economic corridors containing industrial and commercial developments follow Rochester Road and the Grand Trunk Rai l road corridor . -128- �Major commercial development areas in Rochester Hills have beed carefully planned so that they are located at major intersections. The major commercial development concentrations in the city are located at Rochester and Auburn, Rochester and Hamlin, Rochester and Avon, Livernois and University, Walton and Adams, and Tienken and Rochester. Secondary commercial areas are located at M-59 and Dequindre, at Auburn and John R, at A~burn and Dequindre, and a ~ Crooks and Auburn. Many of the commercial areas contain transitional off ice development areas which provide a transition between the commercial area and adjoining multiple-family or single-family development areas. Although Rochester Hills has a substantial amount of planned shopping center development, the city has a relatively limited amount of strip commercial development. The city's past planning and zoning practices have carefully regulated strip commercial development and prevented a continuous pattern of strip development along most major arteries. The Future Land Use Plan recommends commercial development only at already established commercial development "nodes" or concentrations. No new major commercial areas are recommended. Commercial facilities are strategically located at major transportation intersections. The Future Land-Use Plan recommends that non-residential mixed-use development areas be planned in the southwest portion of the city between Adams and the Grand Trunk Railroad and in the northeast portion of the city east of the Rochester/Tienken intersection. The non-residential mixed-use category includes the following uses: office, research/ -129- �office, light-industrial, hotel/motel, and certain commercial uses whi•ch are functionally and physically related to the above uses such as restaurants and office supply stores. The non-residential mixed-use category does not include development of heavy industrial uses, residential development, and commercial uses which are not related to the primary permitted uses. Performance standards for regulating specific developments within the non-residential mixed-use category will be developed as part of the city's zoning or_dinance. The master plan sets forth the concept of mixed-use development, and subsequent zoning regulations will further detail the objectives of these land-use areas of the city. The area bounded by John R, Avon, Dequindre, and Hamlin has been utilized for many years for various land fill operations. Within this area were included: the s.o.c.R.R.A. Landfill; Six-Star Landfill: Kingston Landfill; Jones & Laughlin Landfill; Sand-fill, Incorporated Landfill, MAL Enterprises Landfill; and the City of Highland Park Woodfill site . . Within this area, it is impossible to precisely delineate areas which cannot be developed due to former landfill operations unless expensive, detailed engineering studies are performed for each site. Therefore, the master plan recommends that certain land areas be designated for single-family residential or light industrial development subject to completion of detailed engineering and environmental studies for each development proposal for the area. It is also recommended that certain private and public recreation uses be permitted in this area subject to special approval. Such recreation facilities could include golf courses, ski lodges, theme parks, nature study areas, arboretums, exercise clubs, tennis clubs, and lighted baseball complexes. The regulation of single-family residential and light industrial land uses will be accomplished primarily through revision of the city's zoning ordinance. The new zoning ordinance will need to set forth specific standards for engineering and environmental studies which will be required before any development proposal can be approved within this area of the city. The master plan recommends that the city pursue state and federal funding to initiate demonstration projects to reclaim and recycle former landfill sites in the city. The purpose of the demonstration projects will be to actually help remove pollutants from the soil as well as to serve as a laboratory for study by other communities in Michigan and nationally. The city should encourage formation of a regional initiatives consortium including local universities to implement this approach. -130- �The City of Rochester Hills adopted a ~aster Recreation Plan in March of 1990 which sets forth a long-range program for acqu~sition and development of park and recreation facilities in the city. This previously adopted plan has been carefully reviewed for compatibility with the new master plan and is considered to be an integral part of the master planning process of the city. Recreation facilities are well distributed throughout the city. The system of recreation facilities consists of facilities operated by both the city and the school systems. -131- �Utilities �Utilities The ultimate population or "build-out" capacity of a community is directly related to the availability of public utilities. Drainage throughout the city is handled with retention and detention on site, and major drains located within major thoroughfares. The City of Rochester f:J i l ls is currently involved in providing water and sewer service to its residents, businesses, and industries. Individual developments are required to retain or detain surface runoff on their own sites until the water can be discharged at the natural agricultural runoff rate. WATER DISTRIBUTION SYSTEM The map on the next page indicates that most of the City of Rochester Hills is served with a public water system. Rochester Hills is connected to the overall City of Detroit system and the only area that does not yet benefit from the system is the extreme northeast area of the city. Watermains range in size from six inches to thirty inches. Also depicted are valves and wells, hydrants, pressure reducing valves, and the pressure district limits. SANITARY DISTRIBUTION SYSTEM Similar to the water distribution system, only a few areas in the northeast and east portions of the city are not served by sanitary sewer facilities. The main facility that serves the city is the Clinton-Oakland Interceptor which parallels the Clinton River. Another interceptor, known as the MSVO Interceptor, also serves the city. The Sanitary Distribution System Map follows the Water Distribution Map. It indicates the services of sanitary mains traversing the city and ranging in size from eight inches to thirty-six inches. The Clinton-Oakland Interceptor ranges in size from forty-two to sixty inches in size. The Paint Creek Interceptor located to the north of the City of Rochester is fifty-four inches in size. -132- �WATER D ISTRIBUTION SYSTEM CITY OF ~ ROCHESTER HILLS OAKLAND COUNTY , MICHIGAN £n11lneer(A• ~pa.rtment .,,, ............ . IOCJanu,~...__, ............ .............,_, ....... OU, .... . . . . . -. ...-:-.., --· 17=-~.M. - COMC'Tl0N to cm" ---- !El LEGEND j / ----------· -------- 1• WATUI 1WN 1• WATDIIIUMII ll"•mt ..... ; \_,,~ •••fflMAIC 'lll•m"'"' 'l;('•T'PIWII »-•TIJIIMIM 'Ml.wa-... -ta - · - · ..,.ow_,_ - ...V', • . . . , . _ , _ ..•. ~ -Oft'IIIICTI.Jllm H'raUIIUC -11.&YfflON -lUW,TIC,, ITATIC Plll'STATION ~ . ,. - C'-1.~I i -A l. IC NICA'lt.S ~ T a..omt Figure U-I JOHNSON 6 Nl)EJt90N INC. _,,...__ °"'"""' CQllllU'N CWlllltilfff : UJ&. _ _ ,m QaDCIDff : dlL �SAl\llTARV CISTRIBUTION SYSTEM CITY OF ROCHESTER HILLS ENGINEERING DEPT. 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JO lU!Od u sawo:,gq l! os pg!J!lnugq puu p;,-idu::, puu1 gq uu::, gl'!Pl]nq Al)Untuwo::, Jg410 Jo 1004::,s ')[JBd V ·AJ1~ss;:i::,gu ugqM pg::,uu4ua puu pgp;)10.1d gq p1no4s spoo4Joq -ljB!dll S_Al!:J ;:i41 01 i<1pugp! puu J;}p1uu4:, ;)A!g 1B41 S;}.llllU;}J [B.InlUU puu :J!U;}:JS 'S)fJUlllpUC( :J!JOlS!H ·p::i1ow0Jd puu pgu:}412ugJlS gq p1no4s spoo4.10q4g!gu JlJ!lugp!sg.1 JO Al!lll;:ip! gyl ❖ ·s1u!od uopuuqsgp J,• 410 puu zlu!ddo4s ·s1004::,s 'Sg!l!(!:J'Elj U0!1B;}J:);}J Ol SU;)JP, (Upugp!S;}J snOµBA )[U!I PJ110L(S lll::llSAS ARM(!Ull puu ABM41Bd d)(lq g4.1 'AllJ ;}l() 1noq2no.141 SAUMJ!Rll pun Sl(lUd g)pq puB UU!JlS;}pgd JO lUdlSAS pg1::,gu -uo::,Jglll! uu gp!AO.td 01 suH1d 1udwg1dw! 01 gnupuo::, p1no4s ,<11::, g4l ·s)fJUd .10fum puu ug.11:l 1um11.m 'S;}!l!l!:,UJ JU!::>;:ids ·sp1d!JAU\d 'spuno.1i,<e1d 's)f.tBd-!U!W pompoq42!dU gpn1::,u! 4:J!4M S;}!l!(!:JUJ UOllB;}J:);}J JO W;,'l)Si\S pg1u1g.1J;}lU! LIU U!U1U0:) p1no4s Sll!H .1a1sg4::,o~ JO Al!:) gq1, ❖ I .suo11:1af0Jd &u1sn~H pue uo11e1ndod .'· I - -•' 1 • ~ : ~ ; - , ~ ) • ~ : • . ",,it. II • • • •• , • --;, .~ 3SH ONVl ONV NOllVlHdOd r FUTURE LAND USE In order to understand the interrelationship between land use patterns and transportation and open space patterns, one must consider the original land use planning philosophy of the community. The 01iginal 36 square mile township which included the City of Rochester was laid out on a gridiron pattern; seven major east-west roads intersect six major north-south roads. The 13 basic streets delineate the residential modules or NEIGHBORHOODS which comprise the city's development pattern. Each neighborhood is further defined by unique environmental features which often form boundaries or edges similar to streets. Single-family subdivisions and acreage parcels are the predominant land use throughout these neighborhoods with multi-family, institutional, quasi-public, and public uses situated at the edges. The location of neighborhoods is shown in the graphic to the left. Industrial development historically was concentrated along the Grand Trunk railroad and in proximity to M-59. Over time, linkages to M-59 and major arteries of the city's transportation system have become more important to their economic viability than the rail system, especially as the industrial parks developed in the Hamlin, Crooks, and Livernois areas during the 1980s. Further expansion of M-59, new interchanges at Adams and Hamlin, and the proximity to the Oakland Technology Center, will spur future growth and development in these existing parks as well as the newly planned Mixed Use District. The city's primary economic corridors are shown to the right. Commercial development has been planned to be located at major intersections. The Future Land Use Plan recommend that commercial development be limited to already established commercial development "nodes." Acreage planned for "strip" commercial development has been reduced by about 80 acres. The Future Land Use Plan recommends a new land use category called non-residential Mixed-Use to be strategically located near the expanded M-59 in close proximity to existing industrial parks in Rochester Hills and the Oakland Technology Park in Auburn Hills. AHVWWHS S313110d Recreation: The Future Land Use Plan reflects the acquisition and development of parks and recreation facilities in the city. Recreational facilities are widely distributed throughout the city as shown in the graphic below. The adopted Master Plan for the city has been combined with the two other major planning documents (Master Recreation Plan and the Traffic Study & Comprehensive Transportation Plan) to guide land use decisions through 2010. It is important to note that land use patterns and planning for the ultimate composition and character of this community were established in the early days of A van Township. Fundamental decisions establishing the predominance of residential land use have dictated the infrastructure and public service demands of this community. The most recently adopted Master Plan refines that land use pattern, defines new redevelopment objectives, and anticipates the mobility and service needs of a builtout Rochester Hills in 2010. Conclusion: \ This community is not just made up of residents, but rather is a partnership between all property owners, all of whom hold special interest in their property. The measure of a true "community" is its Future Land Use at Build-out willingness to sacrifice City of Rochester Hills 1992 some of the interests of individual property 4% 1% owners for the good of all concerned: residents of all ages, business ■ Office , research , technology owners, institutions, 10% and public agencies. ■ Commericial ■ Recreation The goal of land use ■ Industrial ■ Streets/R.O.W. planning is to create a Residential ■ other balance between all interests, to preserve the natural environment, to enhance economic vitality, and to maintain order and a high quality of life for the whole community. City of Rochester Hills · -·M.-JiSJ:ER -l!LAJ~ Summary Brochure , Mayor PJannin&: Commission Billie M. lreland Eric Kaiser, Chairperson James Rosen , Vice Chairperson William Bos we II Gene Ferrera Jeffrey Hauswirth Eugene S. Nowicki Paul S. Funk George Sadowski Patricia Somerville City Council Scot Beaton, President Jon A. Buller Paul S. Funk Barnett Jones Gary Peters Patricia Roberts Lauren Shepherd . This is a summary brochure of the Master Plan document which was adopted by the City of Rochester Hills to guide land use development over the next two decades. The full text and report should be read or quoted for accuracy. INTRODUCTION On March 31 , 1992, the Rochester Hills Planning Commission adopted a new "Master Plan." A "Master Plan" is a policy tool which appointed and elected officials use as a guide for controlling the physical development of the community. The Rochester Hills Master Plan is a 132 page document containing maps, population and land use data, and an extensive list of policies. The plan culminates with the "Future Land Use Map" which depicts proposed future land uses for every piece of property in the city. The Master Plan is available for review at the Rochester Hills Public Library and in the Rochester Hills Planning Department. The Master Plan is also for sale in the Rochester Hills Clerk ' s Office for $25 .00. The community's first Master Plan was adopted by Avon Township in 1964, with subsequent updates and revisions occurring in 1974, 1977, 1979, 1986 and the latest revision this year. The adoption of the plan on March 31, 1992 came after 18 months of dedicated work by the Planning Commission, the Planning Depa,tment, and the city's Planning Con ultant. The plan incorporates the recommendations of the Citizens Advisory Growth Management Committee, input received during a community planning workshop held in April of 1991, and an extensive inventory of natural features. On the other side of this brochure is a color map of the Future Land Use Plan. Any questions should be directed to the Planning Department at 656-4660. �RESIDENTIAL ..,, c:) c:) c:) 1 RUNYON - - ------=-- -- - SINGLE-FAMILY CLUSTER HOUSING TWO-FAMILY or MULTIPLE-FAMILY MOBILE HOME COM M ERCIAL ~ CONVENIENCE or COMPARISON AUTOMOTIVE SERVICE ORIENTED ~ OFFICE ~ RESEARCH OFFICE C:) R O C H E S T E R \ l MIXED-USE ~ NON-RESIDENTIAL MIXED-USE INDUSTR IA L c:) LIGHT INDUSTRIAL ~ HEAVY INDUSTRIAL PUBLIC and QUASI PUBLIC Cl "' u " .>- GOLF COUR9E I l L,, i>(~ ~~ ~-: .. ► -' .,, I .. ·. \J \ ....;.. : .'-1 ..J . ~.........,_-... ■ ♦ .._ EXISTING ELEMENTARY SCHOOL SCHOOL PROPERTY or OPTION J ' I II ' HI H L SEI\J IOR HIGH SCHOOL LOCAL RECREATION REGIONAL RECREATION CITY-WIDE RECREATION SPECIAL PURPOSE FLOOD PLAIN (generalized) CIVIC CENTER FIRE STATION CEMETERY PROPOSED THOROUGHFARE ·- - . r.~ .~ r p FUTURE LAND USE ,, t COURSE (' i I ,, 1._ 1· QbCHESTEQ HILLS OAKLAND COUNTY. MICHIGAN ROCHESTER . f :f \ I, GOLF r. HILLS PLANNI NG COM MI SSION A ,l I f fl: Iu PUBLIC Ill ARING. AD0PT10.' l,t..rdl, 17 W'J:? fl. ·~ • t ' GERALD LUEDTKE ANDAsS()CIATES - - -- - - --- I N CO RP O RA TED n ~ . ) printe d on rec yc led paper � 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 Rochester-Hills_Master-Plan_1992 Creator An entity primarily responsible for making the resource City of Rochester Hills Planning Commission, City of Rochester Hills, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1992-03-31 Title A name given to the resource Master Land Use Plan Description An account of the resource The Master Land Use Plan for the city of Rochester Hills was prepared by the City of Rochester Hills Planning Commission with the assistance of Gerald Luedtke and Associates, Incorporated and was adopted on March 31, 1992. Contributor An entity responsible for making contributions to the resource Gerald Luedtke and Associates (consultant) Subject The topic of the resource Land Use--planning Master plan reports Rochester Hills (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/9c74653ef1df274400eb394e1b7ede89.pdf 57db24dd294ca91cebce56e50d09cda3 PDF Text Text CITY OF SAUGATUCK Prepared By The City Of Saugatuck Planning Commission �CITY OF SAUGATUCK COMPREHENSIVE PLAN Prepared by the City of Saugatuck Planning Commission in cooperation with the Saugatuck City Coµncil in cooperation with: Coastal Zone Management Program Land and Water Management Division Department of Natural Resources and with the assistance of: Planning & Zoning Center, Inc. 302 S . Waverly Road Lansing, MI 4891 7 (51 7) 886-0555 November 1989 This document was prepared in part throughfmancial assistance provided by the OjfI.Ce of Ocean and Coastal Resource Management, National Oceanic and Atmospheric Administration authoriZed by the Coastal Zone Management Act of 1972. �■ The following individuals participated in the preparation of this plan: CITY OF SAUGATUCK Planning Commission Cynthia McKean, Ernest Evangelista, Robert Lord, Dan Wilson, Don Wobith, Lloyd Hartman. Richard Crawford. Robert Berger, and Elsie Christenson. City Council Robert Berger, Mark Bekken, David Mocini, James Christenson*. Sue Kurrasch, Richard Crawford, Margaret Sanford. and Linda Kinnaman. City Manager Laverne Serne [* no longer serving) • PLANNING & ZONING CENTER, INC. Sta.ff of Planning & Zoning Center, Inc. who assisted with the preparation of this plan are: Mark A Wyckoff (President), Kristine M. Williams (Community Planner). Timothy J. McCauley (Community Planner/Geographic Information System Specialist). William Bogle (Graphic Artist). Carolyn Freebury (Office Manager). and John Warbach (Environmental Planner). �Table of Contents LIST OF FIGURES LIST OF MAPS LIST OF TABLES INTRODUCTION .............................................................................................. i Chapter 1 GOALS, OBJECTIVES & POLICIES: TI-IE AREAWIDE POLICY PI.AN ..................................................................... 1-l Chapter 2 DEMOGRAPHICS......................................................................................... 2-1 Chapter 3 TI-IE ECONOMY............................................................................................ 3-1 Chapter 4 NATURAL RESOURCES AND TI-IE ENVIRONMENT....................................... 4-1 Chapter 5 EXISTING I.AND COVER AND USE............................................................... 5-1 Chapter 6 PUBLIC FACILIDES AND SERVICES ............................................................ 6-1 Chapter 7 RECREATION AND OPEN SPACE ................................................................. 7-1 Chapter 8 WATERFRONT.............................................................................................. 8-1 Chapter 9 GROWTI-I AND DEVELOPMENT TRENDS................................................. .... 9-1 Chapter 10 FlJfURE I.AND USE .................................................................................... 10-1 Chapter 11 INTERGOVERNMENTAL COOPERATION ..................................................... 11-1 Chapter 12 STRATEGIES FOR IMPLEMENTATION ......................................................... 12-1 APPENDIX A References APPENDIXB Demographic, Economic and Housing Data APPENDIXC Public Opinion SuIVey Responses APPENDIXD Soil Types - Trt-Community Area �I City of Saugatuck Comprehensive Plan LIST OF FIGURES NUMBER 2.1 2.2 2.3 2.4 2.5 2.6 3.1 3.2 3.3 3.4 3.5 3.6 3.7 4.1 8.1 9.1 9.2 TITLE Age Cohorts (1960 & 1980) - Area Age Cohorts (1980) -Allegan County Age Cohorts (1980) - City of Saugatuck Educational Background in 1980 - Persons 25 and Over. Tri-Community Area Saugatuck Public School Enrollments Grades K-12 Saugatuck Public School Enrollments Elementary and High Schools Employment By Sector in 1980 -Tri-Community Area and Allegan County Average Annual Employment - Tri-Community Area Monthly Employment - Tri-Cornmnity Area, 1988 Tourism Related Employment. 1988 -Allegan County Real Property SEV, 1988 - City of Saugatuck Annual Real Property SEV - Tri-Community Area (1980-1987) Percent In Poverty By Age - Tri-Community Area (1980) Kalamazoo River Basin Linkage Plan Retiree Migration Trends Population Trend - Saugatuck Township PAGE 2-2 2-2 2-2 2-3 2-3 2-4 3-2 3-4 3-4 3-4 3-5 3-5 3 -6 4-2 8-7 9-2 9-2 �i City of Saugatuck Comprehensive Plan LIST OF MAPS NUMBER TITLE PAGE Introduction 2.1 4.1 4.2 4.3 4.4 4.5 4.6 4. 7 4. 7a 4.8 4.9 4.10 4.11 4.12 4.13 5.1 5.2 5.3 5.4 6.1 6.2 6.3 6.4 6.5 6.6 7 .1 7 .2 8.1 8.2 8.3 8.4 8.5 8.5a 10.1 10.2 Location ii Streets and Roads V Lot Lines vi School Districts (note: all maps are found at the end of each Chapter) Topography Watercourses Floodplains Wetlands Basement Limitations Septic Limitations Septic Limitations On-Site Wastewater Limitations Most Suitable Soils Hydric Soils Groundwater Vulnerability High Risk Erosion Areas Critical Dune Areas Woodlands Land Use/Cover Existing Land Use By Parcel Planning Areas Historic District Public Facilities Water System Sewer System Gas Mains Street Classifications Act 51 Roads Outdoor Recreation Sites Proposed Bike Paths Watersheds No-Wake Areas Saugatuck Harbor Marinas Street Ends/Parks Street Ends/Parks Future Land Use Entry Points �City of Saugatuck Comprehensive Plan LIST OF TABLES NUMBER 2.1 2.2 2.3 3.1 3.2 3.3 3.4 3.5 3.6 3.7 4.1 4.2 5.1 5.2 5.3 6.1 6.2 6.3 6.4 6.5 7.1 7.2 7.3 7.4 7.5 7.6 8.1 8.2 8.3 8.4 9.1 9.2 9.3 9.4 TITLE Population (1950-1980) Educational Status - Persons 25 and Over School Enrolhnents - Saugatuck School District Impact of Travel On Allegan County, 1986 Major Employers Employment By Industry - 1980 Employment By Occupation - 1980 Average Annual Unemployment Rate Per Capita Income, Allegan County Income and Poverty Characteristics Tri-Community Area Summary of Relevant Climate Conditions Land Cover Codes for Protected Wetlands Existing Land Use Saugatuck Condo Projects Since 1980 State Historic Sites Non-Park Public Facilities and Public Property Inventory Existing Traffic Counts Tons Generated per Day By Land Use Solid Waste Composition Per Capita Waste Generated Summer Recreation Programs Inventory of Outdoor Recreation Parkland Inventory Proposed Recreation Projects - Tri-Community Area Planned Acquisitions/Improvements to Parks and Open Spaces Recreation Needs In The Tri-Community Area 1988 Public Opinion Survey Kalamazoo River Exceedance Flows (1929-1985) Kalamazoo River Water Quality NPDES Permits Issured In The Tri-Community Area Lake Michigan Lake Levels Rate of Population Change Projected Population- 1970-1980 Trend Projected Number of Households Percentage of Population By Density Type PAGE 2-1 2-2 2-3 3-1 3-1 3-2 3 -3 3-3 3-6 3-6 4-1 4-3 5-1 5-1 5-4 6-2 6-4 6-6 6-6 6-6 7-1 7-2 7-4 7-6 7-7 7-7 8-2 8-3 8-5 8-5 9-1 9-3 9-3 9-4 • �• 9.5 9.6 9.7 9.8 12.1 New Households By Density Type Future Residential Land Needs Available Acreage By Land Use Type Population 2010 - Build-Out Scenario Under Zoning In Effect Recreation Facilities - Minimum Size 9-4 9-4 9-4 9-4 12-4 �l INTRODUCTION OVERVIEW The purpose of this Plan is to provide a policy and decision making guide regarding all future land and infrastructure development within the City of Saugatuck. Within the Plan, key planning issues are identified: a clear set of goals and policies are outlined: future land uses are described and mapped; and specific implementation measures are recommended. All 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 uses: the existing land use distribution: and the desires of local residents and public officials as expressed through direct interviews, a public opinion survey. town meetings, and public hearings. This Plan was prepared by the Planning & Zoning Center, Inc .. under the direction of the City of Saugatuck Planning Commission. Financial support was provided by the Michigan Dept. of Natural Resources, Coastal Zone Management Program. There are three critical components to using this plan as a decision making guide. First. are the goals. objectives and policies in Chapter 1. Second, is the future land use map and associated descriptive information presented in Chapter 10. Third, is the supporting documentation found in Chapters 2-9. Although this Plan states specific land use development policy and proposes specific land use arrangements. it has no regulatory power. It is prepared as a foundation for and depends primarily on the City zoning ordinance (and other local tools) for its implementation. This Plan is intended as support for the achievement of the following public objectives, among others: • 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: • to maintain and enhance the employment and tax base of the area: • to promote an orderly development process by which public officials and citizens are given an opportunity to monitor change and review proposed development: and • to provide information from which to gain a better understanding of the area. its interdependencies and interrelationships and upon which to base future land use and public investment decisions. This Plan is unique in that it was prepared concurrently with plans in Douglas and Saugatuck Township. It was prepared in light of the issues, problems and opportunities that the three communities face together, rather than being done in isolation as is more frequently the norm. While the City of Saugatuck Planning Commission oversaw the production of this plan, the City Council was also involved in its preparation. Chapter 11 proposes that the Joint Planning Committee established to prepare a Joint Plan for Saugatuck, Douglas, and Saugatuck Township (tri-community area) be continued and that it be updated at a minimum of every five years. The contents of this Plan draws directly from previously adopted planning documents. There has been no effort made to explicitly footnote when material has been so used. Instead it is intended that the content of those documents continue to carry forward where they were found to be helpful in addressing the current and projected issues facing the tri-community area. In particular, the City of Saugatuck Land Use Plan of 1979 was frequently relied upon in drafting portions of this Plan. A number of engineering and technical documents prepared by outside consultants over the past decade have also been relied upon. They are referenced in Appendix A. SPATIAL LOCATION The map on the following page show the location of the City of Saugatuck on the shores of Lake Michigan. This location along 1-196 makes it easily accessible to travelers from across City of Saugatuck Comprehensive Plan �ll Kent County -' I Ottawa County GRaplds Allegan County 1' ' Barry County ' ;, Van Buren County Gmazoo Kalamazoo County SAUGATUCK City of Saugatuck Comprehensive Plan �ill, across North America. Toe shoreline along the Kalamazoo River. Lake Kalamazoo. and Lake Michigan and the beautiful sand dunes and wide beaches make this a tourist mecca and an attractive place for retirement. The trade area for commercial businesses in the three communities is quite small. Local residents tend to only do daily and weekly shopping locally as Holland, Grand Rapids, and Kalamazoo are nearby for wider selections of consumer goods. Three school districts serve the area but all of the students in Saugatuck attend the Saugatuck School District. KEY FACTORS GUIDING THIS PLAN • Three considerations played prominent roles in fashioning the contents of this Plan Just as they do in the Joint Plan. These are based on widely held public opinions, past and present investment by public and private entities and a growing recognition among citizens of the interdependence of the three communities. First, Saugatuck, Douglas and Saugatuck Township function as a single economic, and social unit. Many people live in one of the three communities and work in another of the three. Most people live in one and shop with some frequency in another. School children, by in large. attend the same schools. Local cultural, conservancy and retiree activities are Jointly supported by residents of all three communities. Several public services are Jointly provided including the Interurban bus service. sewer and water (at least between Douglas and Saugatuck) and fire protection. The Kalamazoo River and Lake Kalamazoo connect all three communities, as do the local road network. Sometimes it seems, only the three units of government are separate. Yet despite these interrelationships, each community maintains a strong separate identity among many citizens of the three entities. Even many neighborhoods have strong separate identities (e.g. the hill. the lakeshore, Silver Lake, etc.). This provides an important richness and depth to the area. but it can also be politically divisive. Second, tourism is the primacy engine driving the local economy. Despite several industrial employers that provide important diversity to the area's economy. it is the dollars brought in by tourists and seasonal residents that fuel most of the local wages and local purchasing. The environmental splendor and wide range of activities open to tourists are the primacy attraction. But no less significant is the small town character of the area. This character. often described as "cute" or "quaint" by tourists. is highly favored by visitors and deeply cherished by local citizens. As a result, any intensive or poorly planned alterations to the natural environment. or homogenization of the character of the individual communities is likely to have a potentially negative effect on both tourists and residents. This Plan proposes keeping the scale and intensity of such future changes low and proposes a variety of mitigation techniques to prevent adverse impacts on the environment or on the character of the area from these kinds of changes. Third, a balance of future land uses is necessary- to enhance the stability of the community during poor economic times and to broaden the population base. Presently there is a significant lack of housing in the area that is affordable for families with children. That, in concert with a decline in children generally (and an increase in the elderly) has severely impacted the Saugatuck School District. If all future land use decisions were made based exclusively on minimal alteration of the natural environment or maintenance of the existing community character, then over time, the community would become more vulnerable to economic downturn, which usually hits tourist communities veiy hard. Thus. a balance must be sought between what otherwise become competing goals (economic development and environmental protection/ community character). This will present a serious challenge in the future. The pressure will be great to "sell the farm" for developments which promise new Jobs/tax base. And while these are important, the long term impact of such proposals (in a particular location) could be very- negative and not worth the tradeoff. All such decisions need to be made primarily based on long term considerations, rather than short term ones. MAPS Except as otherwise noted, all the full page maps presented in this Plan were produced using C-Map software. This is a PC based computer program initiated by William Enslin, Manager of the Center for Remote Sensing at Michigan State University. All the data on the maps was digitized either by Tim McCauley of the Planning & Zoning Center, Inc. or was downloaded from the Michigan Resource Inventory- Program (MRIP) database maintained on City of Saugatuck Comprehensive Plan I J �Jv the State's mainframe computer system by the Depru:tment of Nat ural Resources. Several advantages are realized by computerizing this data.1)plcally, geographic information is only -a-vailable on paper maps at widely varying scales. which makes it difficult to compare data sets for planning purposes. With CMap. all of the maps can be viewed and printed at any-scale via a variety of different media (color p.Iotter, laser or ink Jet printer, or dot matrix pnn,ter). Information can also be combined (or overlaid) so that composite maps can be created and compared in a fraction of the time and -"·expense normally r equired to obtain the same -: results . .Apother major advantage of computer -mapping is the ability to update maps continuously, so that an up-to-date map is always available. There are three different base maps that have been used in mapping this information: 1) a b ase map prepared by the DNR which was digitized from the United States Geological Survey (USGS) topographic map series for the area: 2) a lot line map created by digitizing the lots of record used for assessing purposes in the three communities; and 3) a soils base map derived from the SCS Allegan County Soil Survey. None of these base maps are exactly identical as they originate from different sources. All of the land cover and use based information and topography jg keyed to the DNR/USGS base map. All of the soils related data is keyed to the soils base (which was interpreted and mapped by the SCS from nonrectified aerial photos. so there is some distortion at the edges of each photo frame) . The existing land use, sewer and water line maps are keyed t o the lot line base map. A transparent copy of the DNR/USGS base map and the lot line base map follow. These can be overlaid on any of the maps in this Plan, but the "fit" will be best when overlaying information that it was used as the base for. Please note that the extent of the Kalamazoo River on each base is noticeably different and is related to the water levels at the time the inventory or survey was conducted. On the maps showing all of Saugatuck Township, we have "corrected" the DNR/USGS base map to include Silver Lake, which is merely shown as a wetland (not an open water body) on USGS maps. A transparency can easily be made by photocopying any of these maps in order to overlay several levels of information. Using C-Map on a color monitor, up to ten levels of information can be overlaid on the screen at once, including "rooming" in on any area first (e.g. as would be desirable when examining a specific parcel) . While the accuracy of all of this data is very satisfactory for land use planning purposes (especially when contrasted with traditional techniques), none of it is sufficiently detailed to be absolut ely reliable at the parcel level. As a result, detailed site analyses of soils. topography. drainage, etc. are still necessary any time specific site designs are being prepared. All computerized data is on file locally and accessible via C-Map for local use and updating. Contact the wrung administrator or clerk for further information. City of Saugatuck Comprehensive Plan �V ~l I I'O m r C .,______. "' V) -i • . )> (I) ~ ~ :I ~ co co KALAMAZOO RD. City of Saugatuck Comprehensive Plan ::0 "'• ~ �vi ~ City of Saugatuck Comprehensive Plan �1-1 Chapter 1 GOALS, OBJECTIVES, & POLICIES: THE CITY OF SAUGATUCK POLICY PLAN G • oals. objectives, and policies are the foundation of a comprehensive plan. They address the key problems and opportunities of a community and help establish a direction and strategies for future community development and growth. Goals establish general direction, objectives represent tasks to be pursued, and policies are decision guides. The goals, obj ectives, and policies embodied in this plan were prepared through an extensive process of leadership surveys, public opinion surveys, meetings with local officials, and town meetings. The first step in this process was a survey of area leaders- including members of the City Planning Commission, City Council, prominent members of the private sector, and other citizens identified in the individual surveys. Leaders were asked their views on the major problems and opportunities facing the City and the trtcommunity area, and the results were tabulated and presented to City officials. These results served as the basis for initiating a public opinion survey. Citizen views on local planning issues were obtained through public opinion surveys mailed to every property owner in the City and distributed in each rental complex. Survey questions were prepared for the City through consultations with the City Planning Commission and City Council. Dr. Brent Steel, Oakland University, conducted and tabulated the survey. The response rate of 51 % in Saugatuck was very high considering the length (about 1 hour completion time) and type of survey and thus responses probably represent the majority view. Most respondents were homeowners in their mid-fifties, registered to vote, who are long-term residents and plan to live in the area for ten or more years. Survey results are shown in Appendix A. Results of the citizen opinion survey and leadership survey were used to identify issues for discussion at the first town meeting. This meeting was a "futuring" session where participants were asked to imagine how they would like the community to be in the year 2000. Participants were separated into groups and asked to prepare of list of their "prouds" and "sorries" in Saugatuck, and things from the past which they would like to preserve. The lists were compared and then all engaged in an imaging exercise where groups were established according to topic area and were asked to imagine that element of the Saugatuck in the year 2000. This futurtng process identified key issues and community elements which were pulled together to form a vision and direction for the City in the year 2000. A draft policy plan. with defined goals and objectives, was then prepared based on this futurtng process and the survey results. The draft was refined through a series of meetings with local officials and then presented to City citizens in a second town meeting. Citizen comments were reviewed by City officials and incorporated into the policy plan . Following completion of the draft policy plan, data and trends in the City were analyzed. This analysis supported the direction of the policy plan and was first evaluated by the City Planning Commission, and then by City citizens at the third town meeting. Next. key elements of the plan and proposed strategies to carry it out were first reviewed by the City Planning Commission, and then by City citizens at the fourth and final town meeting. These goals and policies also look beyond local boundaries to the issues which affect the region. This was accomplished through the Joint comprehensive planning process, where representatives of the Village of Douglas and Saugatuck Township participated in the preparation of Joint goals and policies for the region. Thus, these goals and policies are premised on a pledge to mutually cooperate in guiding development consistent with the adopted goals and objectives of the Joint Plan. Thus, the broad based input of area officials, leaders, and citizens, plus detailed analysis of local trends and land use characteristics have formed the goals, objectives, and policies that comprise the policy portion of this comprehensive plan. These goals and policies will serve as a guide for land use and infrastructure deci- City of Saugatuck Comprehensive Plan �7 1-2 sions in the City of Saugatuck. With time, some elements may need to be changed. others added, and still others removed from the list. Before amendatory action is taken, however, the impact of the proposed changes should be considered comprehensively in relation to the entire plan, and the joint plan. It is intended that the goals and policies be consulted whenever considering future land use decisions. CITY CHARACTER Goal: Retain and enhance the scenic, small town, resort oriented character of Saugatuck. Policy: Encourage new land uses and densities/intensities of development which are consistent with and complement the character. economic base, and image of the area, and which are consistent with this plan and zoning regulations. Policy: Promote site planning and design of new development which is consistent with the established character of the City and compatible with existing neighborhoods. Objective: Improve the visual appearance of entrances into the city through landscape designs, signs, and land development which promote the vitality and character of the City, without cluttering the area or creating safety hazards. Objective: Explore the possibility of establishing a sign ordinance which is consistent with Saugatuck Township and the Village of Douglas. Policy: Encourage the preservation and restoration of historically significant structures. Policy: Discourage designs which would block significant views and vistas, especially from the ridgeline to the water. Policy: Manage the trees lining City streets to provide a continuous green canopy. Objective: Increase enforcement of existing ordinances and regulations to better preserve the established character of the City and promote official goals, objectives and policies. Policy: Preserve wetlands, woodlots. and other wildlife areas wherever feasible. GROWfH MANAGEMENT Goal: Guide development in a manner which is orderly, consistent with the planned expansion of public services and facilities, and strives to preserve the scenic beauty, foster the wise use of natural resources, protect environmentally sensitive areas, and enhance the special character of each community. Policy: Encourage development in locations which are consistent with the capacity of existing and planned public services and facilities, and cost effective in relation to service extension. Policy: Review all plans by other public entities for expansion and improvement of existing transportation networks for impacts on growth patterns and for consistency with the goals, objectives, and policies of this plan. Policy: Consider the impact of land use planning and zoning changes on Douglas and Saugatuck Township, and discuss proposed changes with the affectedjurisdiction(s) prior to making such changes. A common procedure for such communication shall be established and followed. LAND USE & COMMUNITY FACILITIES Goal: Promote the balanced, efficient, and economical use of land in a manner which minimizes land use conflicts within and across municipal borders, and provides for a wide range of land uses in appropriate locations to meet the diverse needs of area residents. Policy: Insure compatible land use planning and zoning across municipal borders and minimize land use conflicts by coordinating planning and zoning, separating incompatible uses and requiring buffers where necessary. Policy: Discourage sprawl and scattered development through planned expansion of roads and public utilities and through zoning regulations which limit intensive development to areas where adequate public services are available. Policy: Provide for necessary community facilities (i.e., schools, garages, fire halls, etc.) consistent with this plan and capital improvement programming. City of Saugatuck Comprehensive Plan �1-3 Policy: Coordinate Capital Improvement Programming with the City of Saugatuck and the Village of Douglas. Policy: Encourage new commercial development to locate adjacent to existing commercial areas. Policy: Encourage approaches to site design which take natural features of the property, such as soils, topography, hydrology, and natural vegetation, into account and which use the land most effecttvely and efficiently by maximizing open space, preserving scenic vistas, conserving energy, and any other public policies identified in this plan. Policy: Preserve the quality, vitality, and value of City commercial districts through sign regulations which control the design and location of signs. Policy: Advise developers during site plan review to contact the State Archaeologist. Bureau of History (517-373-6358) to determine if the project may affect a lrnown archaeological site. Policy: Avoid separate parking lots for each business where feasible and encourage centrally placed parking lots which serve several businesses. DOWNTOWN SAUGATUCK Goal: Protect and enhance the appearance of downtown Saugatuck and promote design and activities which enhance the festive atmosphere and foster tourism. ECONOMIC DEVELOPMENT Goal: Strengthen and expand upon the area's economic base through strategies which attract new businesses, strengthen existing businesses, and enhance the tourism potential of the area consistent with the character of the City and its ability to provide needed public services. Policy: Identify potential sites for industrial development and alternative means of financing necessary public improvements and marketing of the sites (i.e. tax increment financing, special assessments, state grants and loans, etc.) . Policy: Support efforts to foster tourism by preserving the scenic beauty of the environment, expanding recreation opportunities, improving tourist attractions, and preparing promotional materials which highlight the attractions of the City. Policy: Promote better communication and cooperation between the public and private sector. COMMERCIAL Goal: Encourage the development of commercial land uses in appropriate locations which serve the current and future needs of residents and tourists, are of a character consistent with community design guidelines, and which promote public safety through prevention of traffic hazards and other threats to public health, safety, and general welfare. Objective: Pursue state and local programs aimed at planning, organizing, and financing downtown improvement projects. Policy: Continue to promote the preservation and renovation of historic structures and districts in accordance with the Saugatuck Historic District regulations, in order to preserve Saugatuck's historic character. Objective: Identify alternative solutions to the parking problems and traffic congestion which occur in downtown Saugatuck during the tourist season which do not detract from the unique character of downtown, and do not penalize the community for the rest of the year. Objective: Explore the possibility of establishing a shuttle bus to transport visitors downtown from an outer parking area. Objective: Implement parking improvements and expansion through a variety of planned financing approaches including capital improvement programming, public/private partnerships. special assessments, a Downtown Development Authority, and others as appropriate. Policy: Encourage prospective developers to include off-street parking or alternatives in their site design which help solve existing parking and circulation problems. City of Saugatuck Comprehensive Plan �1-4 Policy: Discourage signs and advertising which are inconsistent with the established character of the downtown area. more affordable, such as zoning regulations and other programs which are designed to reduce the cost of constructing new housing. Policy: Maintain Butler Street's pedestrian character with attractive landscaping and benches to encourage shopping and social activity. and design improvements to reduce traffic congestion. Policy: Discourage the development of high intensity residential uses along the waterfront. Policy: Preserve and expand parks, greenbelts, benches, and landscaping in the downtown area. INDUSTRIAL The City has little roomfor industrial development. The following goals and policies reflect the City's position on industrial growth beyond its borders, or within the City if it expands through annexation fn the future. Goal: Increase the amount of non-polluting light industry in the area without damaging the environment, spoiling the scenic beauty of the area, or overburdening local roads, utilities, or other public services. Policy: Encourage new industries to locate in small industrial parks near major transportation routes, and in locations with existing or planned sewer, water, electric, and solid waste disposal services to minimize service costs and negative impacts on other land uses. Policy: Implement site plan requirements for light industries which incorporate open space. attractive landscaping, and buffering from adjacent non-industrial uses. Policy: Require the separation of industrial sites from residential areas through buffers made up of any combination of parking, commercial uses, parks, parkways, open space, or farmland. HOUSING/RESIDENTIAL Goal: Encourage a variety of residential types in a wide range of prices which are consistent with the needs of a changing population and compatible with the character of existing residences in the vicinity. Policy: Explore alternative measures to reduce housing costs and make home ownership Policy: Provide land through zoning for apartments, duplexes, and medium density single family residential uses. Policy: Maintain the present mix of housing types (i.e. single family. multiple family, duplex, etc.). Policy: Allow only quiet, low traffic, low intensity home occupations in residential areas to preserve their stability and tranquility. Policy: Provide street lights and sidewalks in residential areas where there is a demonstrated need and according to the ability of residents to finance such improvements. SPECIAL ENVJRONMENTS & OPEN SPACE Goal: Protect special environments and open spaces, including but not limited to sand dunes. wetlands, and critical wildlife habitat, from the harmful effects of incompatible development activity by limiting the type and intensity of land development in those areas. Objective: Identify development limitations on special environments through a tiered classification system which classifies these environments based on their value to the ecosystem, unique attributes, the presence of endangered plant and wildlife species, and other characteristics deemed significant. Objective: Devise regulations for land development in special environments which permit development in a manner consistent with protection objectives and which complement state and federal regulations for special environments. Policy : Require development projects deemed appropriate in and adjacent to special environments to mitigate any negative impacts on such environments. Policy: Encourage acquisition of special environments of significant public value by public City of Saugatuck Comprehensive Plan �1-5 agencies or nonprofit conservancy organizations for the purposes of preservation. WATERFRONT Goal: Protect and enhance the natural aesthetic values and recreation potential of all waterfront areas for the enj oytnent of area citizens. Policy: Promote the preservation of existing open space and natural areas along the Kalamazoo River, Kalamazoo Lake, and Lake Michigan to protect and enhance the scenic beauty of these waterfront areas and permit the continuity of these existing open spaces to remain. Policy: Some waterfront lands may be developed to meet residential and commercial needs, enhance local tax base, and contribute to paying for local public service costs associated with their use and development, consistent with environmental protection policies in this plan, where such development would contribute to local quality of life. Policy: Maximize public access. both physically and visually, by acquiring prime waterfront open space whenever feasible. Policy: Acquire scenic easements wherever public values dictate the maintenance of visual access to the waterfront and the property is not available for purchase. Objective: Identify and explore opportunities to cooperate with other jurisdictions and agencies, including Allegan County and the Department of Natural Resources Recreation Division, on recreation projects which would benefit area residents and strengthen the tourtsm industry. Objective: Develop an areawide bikepath through local funds, grants and loans, and capital improvement programming. Objective: Develop a system of cross-country ski trails together with the Village of Douglas, Saugatuck Township, and other jurisdictions/agencies if possible, through the use of local funds, grants and loans, and capital improvement programming. Policy: Encourage local government participation in activities designed to enhance the area's seasonal festivals. Policy: Retain, maintain, and improve all existing publicly owned parks so that they continue to meet the diverse recreation needs of area citizens and tourtsts. Objective: Explore the possibility of developing a joint public marina and launch facility where federal and state funding is available to assist with financing such a venture. TRANSPORTATION Policy: Limit the height and intensity of new development along waterfront areas to preserve visual access and the natural beauty of the waterfront for the broader public. Goal: Maintain a safe, effective, and efficient road network and improve roads to promote growth in a way that is consistent with land use goals, objectives and policies. Policy: Preserve street ends which abut water bodies for public access to the water. Goal: Encourage a wide vartety of transportation means, such as walking, biking, and public transportation, to meet the diverse needs of area residents. Policy: Encourage additional boating related activities, such as transient slips and a municipal marina. RECREATION Goal: Enhance the well~being of area residents by providing a variety of opportunities for relaxation, rest, activity, and education through a well balanced system of private and public park and recreational facilities and actMties located to serve identified needs of the area. Policy: Promote pedestrtan and bike travel through a coordinated network of bikepaths, trails, and sidewalks. Objective: Survey the transportation network and identify need for maintenance and improvements. Objective: Prepare a capital improvement budget for financing transportation maintenance and improvements. City of Saugatuck Comprehensive Plan �1-6 Objective: Prepare a capital improvements program to schedule and prioritize improvements and maintenance. when necessary to meet an identified need in the area rather than on a speculative basis. Objective: Regulate deliveries and keep them off of main streets in the downtown area. POLICE, FIRE, & EMERGENCY SERVICES Policy: Promote regularly scheduled, affordable, and dependable public transportation to increase the mobility and quality of life of those who depend on public transportation. Policy: Maintain the sidewalk system and require developers to provide sidewalks in appropriate locations through subdivision regulations. Objective: Encourage expansion of the interurban system consistent with municipal means to finance the increased service and an identified public need. WATER AND SEWER Goal: Insure a safe and adequate water supply for the area, and environmentally sound sewage treatment. which is efficiently provided and cost effective. Policy: Provide a reliable supply of safe, clean, and good tasting drinking water. Objective: Devise alternative mechanisms for financing sewer and water expansions which are financially sound and equitable. Policy: Minimize the potential for groundwater contamination through planning and zoning which is consistent with the capacity and limitations of the land. Policy: Promote a joint agreement with the Village of Douglas and Saugatuck Township to plan and implement areawide sewer and water service, including full participation by each in the Kalamazoo Lake Sewer & Water Authority. Objective: Upgrade and provide adequate mains and lines within the existing sewer and water service. Policy: Insure that the expansion of sewer and water service into an area is consistent with the planned intensity of land use for that area, scheduled when affordable, and implemented Goal: Provide police, fire. and emergency services consistent with a public need and the ability to finance improvements in the most cost effective manner. Policy: Explore the feasibility of consolidating police services across the three communities to eliminate overlap in service and expenditures and improve service delivery. Objective: Evaluate the feasibility of 24 hour medical service which serves all three jurisdictions to be provided by a public or private entity. ·SOCIAL SERVICES Goal: Those social services which are efficient to provide at the local level should be provided to meet the needs of area residents. Objective: Explore the possibility of establishing support programs for older adults through the use of volunteers for assistance with household chores, personal care. and home repair to help them remain independent. shorten hospital stays, and lower health care costs. Policy: Support efforts to establish community day care center(s) in appropriate locations to provide quality and affordable day care to working parents. WAS1E MANAGEMENT Goal: Insure the safe, effective, and efficient disposal of solid waste and toxic substances. Policy: Encourage the reduction of solid waste through recycling, composting, and waste-to-energy projects. Policy: Manage disposal of solid waste and location of solid waste facilities in accordance with the Allegan County Solid Waste Management Plan prepared under PA 641 of 1978. Objective: Adopt regulations for on-site storage and transportation of hazardous waste which require: '---" City of Saugatuck Comprehensive Plan �1-7 • Secondary containment for on-site storage of hazardous waste: • No transfer of hazardous waste over open ground: • Arrangements for inspection of, and monitoring underground storage tanks; • Existing underground storage tanks must provide spill protection around the fill pipe by 1998 in accordance with 1988 EPA standards. • All existing underground storage tanks must install leak detection systems within 5 years in accordance with 1988 EPA standards: Objective: Encourage the development of a biodegradable container ordinance. ENERGY Goal: Promote site design and building which is energy efficient and encourage energy conservation through good land use planning and wise public building management. Objective: Prepare energy guidelines or standards which address landscaping, solar access, solar energy systems, sidewalks, subdivision layout, proximity to goods and services. etc .. and encourage or implement these through wning and subdivision regulations. Objective: Establish an educational program (i.e. "energy awareness week") in cooperation with the local school system. Objective: Pursue funding or financing techniques to retrofit public buildings to reduce heating and cooling costs. Objective: Explore the possibility of establishing a low interest. revolving loan fund for retrofitting private homes where improvements would be paid off through savings in heating costs. City of Saugatuck Comprehensive Plan �2-1 Chapter2 DEMOGRAPlllCS POPULATION SIZE The City of Saugatuck has grown by 400Ai since 1950, reaching an estimated 1,090 people in 1986 according to U.S . Census population estimates. The City grew only 5% between 1970 and 1980- slow compared to the 40% increase experienced by the Township. (see Table 2 . 1). SEASONAL POPULATION The population of the each community in the tri-community area swells during the summer when seasonal residents and tourists return. The 1980 census estimates that 26% (203) of the City's 772 total housing units are vacant, ~easonal, and migratory. Nearly all of these (143) fu-e detached single family units. Although 3 or more unit cc:e'1dominiums make up about 23% of the total seasonal units. An engineering study prepared by Fishbeck. Thompson, Carr & Huber for the Kalamazoo Lake Sewer & Water Authority (KLSWA) estimates that the total tri-community area population is comprised of one-third seasonal residents and two-thirds permanent residents and that the weekend daytime population during the summer is about 2,500 persons. Although sewer and water demand typically grows with population, the study found that demand for sewer and water in the trt-community area increased about 30% between 19801986, whereas population increased by an average of 200Ai. This reflects the impact of the seasonal and tourist population on local services. HOUSEHOLDS AND AVERAGE HOUSEHOLD SIZE Until recently, the average household size in the United States has continued to shrink, due to an aging population, higher divorce rates, postponed marriages, and lower birth rates. In keeping with state and national trends, the average household size in the trt-community area declined, going from 2 .98 in 1960 to 2 .39 in 1980. The average household size in the City in 1980 was the lowest at 2.0, indicative of the high proportion of "empty nesters" and retirees. The number of households is an excellent gauge of the demand for land and services. Smaller household size means a greater number of households. If the average household size in 1960 held true today, there would be about 300 fewer individual households in the area. As household size decreases, the additional households create further demand for land. housing, transportation, and public utilities. Although household size has declined substantially over the past few decades, national trends suggest that it will soon cease its decline. Nationwide the average household size has reached a plateau and state demographers predict that Michigan will follow suit. AGE DISTRIBUTION Historical age cohort data is available on a regional basis and a comparison of age cohorts in the trt-community area between 1960 and 1980 reveals a large drop in the proportion of young children. with a corresponding increase in the childbearing cohort (20 to 30 year olds) and 45-54 year olds. The proportion of retirees to the total population. however. has remained TABLE 2.1 POPULATION (1950-1980) COMMUNI1Y Saugatuck Saugatuck Township Douglas AREAWIDE 1950 770 845 447 2.062 1960 927 1,133 602 2 ,662 1970 1,022 1,254 813 3,089 Source: U.S. Cemus Bureau City of Saugatuck Comprehensive Plan 1980 1,079 1,753 948 3,780 CHANGE 40% 107% 112% 83% �2-2 FIGURE 2.2 FIGURE 2.1 AGE COHORTS (1980) AGE COHORTS (1960 & 1980) AREA§ -- 19 p E 17 R C 13 15 ALLEGAN COUNlY """"" 1960 -1980 17 p 11 E N g T 7 3--~-.-~-~---,--~-~ ()-1• s.1, 15-24 25-34 15 E 35-« 55-<14 ·- R 13 C E N T 11 g 5-14 ()-4 15-24 25-34 ~4 45-54 55-44 I&. AGE GROUP SS. AGE GROUP age groups. The City also has a large cohort of 45-54 year olds. In regional terms, the City of Saugatuck comprises 37% of the area's senior population (despite its small size): Saugatuck Township comprises 39%: and the Village of Douglas, 24%. FIGURE 2.3 AGE COHORTS (1980) CITY OF SAUGATUCK 20 18 p 16 E R C 14 EDUCATION 12 E N T 10 Saugatuck has a well educated citizenry. An analysis of those aged 25 and older in 1980 reveals that 43.6% have completed 1 or more years of college. The City has the highest relative proportion of college graduates in the region (see Figure 2.4). Table 2.2 contains complete information on the educational status of persons 25 years old and over by jurisdiction. s ()-4 5-14 15-24 25-34 35-« 45-54 55-<14 6St AGE GROUP constant (see Figure 2.1). This is out of keeping with statewide trends and suggests that the area has experienced high in-migration of retirees through time. Retirees are attracted by the area's special resort quality, small town character, and scenic beauty. Figures 2.2 and 2.3 depict the 1980 age cohort distribution in the City, in comparison to Allegan County. The City has a small cohort of infants and toddlers compared to even the County. But its most striking characteristic is its huge cohort of senior citizens relative to other SCHOOL ENROILMENTS The Saugatuck Public School District serves the City of Saugatuck (see Map 2.1). School enrollment data for Saugatuck High School and Douglas Elementary, the two schools which comprise the Saugatuck Public School system, illustrate the impact of areawide demographic trends on the local school system. Between 1973 and 1989, enrollments in the TABLE 2.2 EDUCATIONAL STATUS PERSONS 25 YEARS OLD AND OVER Elementary 1-3 years HS 4years HS 1-3 years College 4+ years College SAUGATUCK SAUGATUCK TOWNSHIP CITY 185 199 373 157 188 DOUGLAS 57 97 276 137 196 City of Saugatuck Comprehensive Plan 73 84 213 123 84 AREA 315 380 862 417 468 r--- ~ �2-3 FIGURE 2.4 EDUCATIONAL BACKGROUND IN 1980 PERSONS 25 AND OVER, TRI-COMMUNITY AREA 40 [ill] TOWNSHIP • CITY ~ VILLAGE 35 30 p 25 E R C E N T 20 15 10 5 0 ELEMENTARY 1-3 YRS H.S. 4 YRS H.S. FIGURE 2.5 SAUGATUCK PUBLIC SCHOOL ENROLLMENTS GRADES K-12 800 E N R 0 L L M 1-3 YRS COLL. 4 YRS COLL. (see Figure 2.6). School enrollment data appears in Table 2.3. Future elementary and high school enrollments were projected by the Saugatuck Public School system. These projections show an upturn in high school enrollments in 1991 with a 750 TABLE 2.3 SCHOOL ENROLLMENTS SAUGATUCK PUBLIC SCHOOL DISTRICT 700 650 E N 600 T 550 500 -+-..---.---.---..-.....-.--.--.......-..--.................--.--.......--. 73-74 75-76 n-18 79-80 61-82 63-84 85-86 87-68 YEAR Saugatuck Public School system. grades K-12, have declined by 34% (see Figure 2.5). When dMded into elementary and high school enrollments, however, the data reveal a 17% increase in elementary school enrollments since the 1983-84 school year, and a 28% decrease in high school enrollments over the same period YEAR K-6 79-80 80-81 81-82 82-83 83-84 84-85 85-86 86-87 87-88 88-89 326 307 306 252 232 259 250 275 299 296 City of Saugatuck Comprehensive Plan 7-12 329 322 299 290 303 296 277 265 246 215 TOTAL 655 629 605 542 535 555 527 540 545 511 �2-4 FIGURE2.6 SAUGATUCK PUBLIC SCHOOL ENROLLMENTS ELEMENTARY AND HIGH SCHOOLS 360 340 E N R 0 L L 320 300 280 I I 260 M E 'X 240 N T PROJECTIONS 220 I ·~ 200 180 79-80 I 81-82 83-84 85-86 87-88 89-90 91-92 93-94 YEAR continued climb in elementary school enrollments (see Figure 2.6). Total projected 1994 enrollments, however. are still 23% less than 1973-7 4 levels. FU1URE TRENDS If local demographic trends follow those projected for the county as they have in the past. then the overall proportion of retirees in the area will expand much faster than that of school age children. The Michigan Department of Management and Budget projects that Allegan County's school age population will grow only 3% by the year 2000, while senior citizens will increase by 30%. The area's small cohort of infants and children, large cohort of middle aged to elderly. and high rate ofretiree in-migration suggest this will be equally true in the City. These figures reveal the need to plan for the needs of an aging community, as well as initiate efforts to attract families with children into the area. The impact of demographic trends on the school system could be lessened by the large cohort of individuals in their childbearing years in the Township and the Village. but because couples are having fewer children. school enrollments will probably expand only slightly. The Saugatuck Public School system is not likely to meet its potential capacity for enrollments unless a sequence of events or actions attracts new families with young children into the area. Two key factors will be the availability of a.ffordable housing and nearby employment opportunities. In the meantime, schools must use space and resources efficiently as they experience tighter budgets and small enrollments. Many of the demographic characteristics shown here have been analyzed based on 1980 census information. These trends should be updated when the 1990 census information is available. Other useful demographic indicators are summarized in Appendix B. City of Saugatuck Comprehensive Plan �N A H OL MAP 2.1 PUBLIC SCHOOL DISTRICTS II Saugatuck ~ Fennville D Hamilton DATA SOURCE: Respective School Districts Planning & Zoning Center Inc, Lansing, Ml August 1989 SA I , DOUG �3-1 Chapter3 THE ECONOMY large wetlands abounding with wildlife; orchards and specialty farms; and a scenic location on Lake Michigan encompassing Silver, Goshorn, Kalamazoo and Oxbow lakes, and the Kalamazoo River. The City also has a reputation as a cultural center which serves as an artists' retreat. The Ox Bow Art Workshop and the Red Barn theater add to the area's cultural ambience. Although it is located in Laketown Township, the Saugatuck Dunes State Park serves as another tourist attraction to the tri-community area. The Park offers no camping and thus many visitors stay in the tri-community area. Visitor counts from the Michigan Department of Resources, Parks Division, reveal that the park has increased in popularity since the 70's. Visitor counts performed by the Parks Division show that 47,463 people visited Saugatuck Dunes State Park in FY 1988 a 300% increase in park attendance since 1979, when it attracted only ll,714visitors. ECONOMIC BASE Tourism Tourism fuels the economy of the tri-community area, with associated boating, restaurant, lodging, and strong retail sectors. Of the three jurisdictions, the City of Saugatuck relies most heavily on tourism. The Village of Douglas has boating and lodging facilities which capitalize on tourism, but its commercial sector is primarily oriented towards local clientele. The Township has a small commercial sector which compliments that of the Village, but it is primarily seasonal residential and rural, with a large agricultural area to the south. Although the City of Saugatuck is seen as the resort center of the area, the entire area benefits from and contributes to the tourist trade. The area's resort flair is defined by: historic buildings- including quaint bed and breakfast inns; the many festivals; outstanding boating; Oval Beach; downtown Saugatuck; sand dunes; TABLE 3.1 IMPACT OF TRAVEL ON ALLEGAN COUNTY, 1986 TOT. TRAVEL TRAVEL EXPENDl'IURES GENER. PAYROLL $42,413,000 $/Jobs % of State Total .56% %change 29.52% i983-86 TRAVEL GENER. EMPLOYMENT STATE TAX RECEIPTS LOCAL TAX RECEIPTS 869jobs .62% 18.39% $2,191,000 .71% 27.98% $363,000 .49% 32.48% $7,689,000 .49% 37.87% Source: U.S. Travel Data Center, "The Economic Impact of Travel on Michigan Counties." TABLE 3.2 MAJOR EMPLOYERS PRODUCT/SERVICE Hansen Machine Haworth Harbors Health Facility Enterprise Hinge Douglas Marine Tafts Supermarket Paramount Tool Co., Inc. Rich Products Metal Stampings Office Furniture Nursing Home Manufacturing Marina Supermarket Machinery Pies EMPLOYEES 43 238 78 12 21 32 24 85 Source: Allegan County Promotional Alliance City of Saugatuck Comprehensive Plan �■ 3-2 FIGURE 3,1 EMPLOYMENT BY SECTOR IN 1980 TRI-COMMUNITY AREA AND ALLEGAN COUNTY PUBLIC E] CITY ■ VILLAGE TOWNSHIP SERVICES r,;a FIN/INS/REAL EST @ COUNTY RETAIL WHOLESALE TRANS/COMM/UTIL MANUFACTURING CONSTRUCTION AGRICULTURE 10 5 0 15 20 25 30 35 40 PERCENT rism generate in the tri-community area? Although current travel and tourism statistics are not available for the trt-community area. studies conducted for Allegan County reveal the tremendous impact of travel and tourism on local economies in the County. This is especially true for Saugatuck-Douglas-the major resort center in the County. A study prepared for the Michigan Travel Bureau by the U.S. Travel Data Center in 1986 found that travellers spent $42.4 million in Allegan County in 1986, generating $7.7 million for payroll, 869 jobs. $2.1 million in state tax receipts. and $363,000 in local tax receipts. This ranks Allegan County 33rd out of Michigan's 83 counties in travel and tourism revenues. Selected data from this study is reproduced in Table 3. 1. Mam.ifacturing Manufacturing is central to the year-round stability of the area's economy. Although there are few manufacturing firms. they provide a high TABLE 3.3 EMPLOYMENT BY INDUSTRY - 1980 TOTAL Agriculture Construction Manufacturing TCU* Wholesale Trade Retail Trade FIRE•• Services Public Admin. CTIY VILLAGE 547 9 30 156 25 13 146 21 125 22 433 16 27 169 10 7 67 15 96 26 TOWNSHIP 689 37 75 274 17 20 106 39 107 14 • Transportation, Communicatiion, Utillities •• Finance, Insurance, Real Estate Source: 1980 U.S. Census of Population, General Social and Economic Characteristics. AREA 1,669 62 132 599 52 40 319 75 328 62 COUN1Y 34,025 2,041 2,009 13,033 1.407 1,398 5,017 1,126 7,105 889 ~ '- City of Saugatuck Comprehensive Plan - �3-3 TABLE 3.4 EMPLOYMENT BY OCCUPATION - 1980 TOTAL Manag. & Admin Prof. Technical Sales Clerical Service Farm, Fishing Crafts & Repair Machine Operators Laborers, Mat. Moving Cl1Y VILLAGE TOWNSHIP AREA COUN1Y 547 77 87 433 34 62 24 45 73 13 70 90 22 685 43 74 83 74 73 43 144 120 31 1,665 154 223 170 189 231 126 210 270 92 34,025 2,315 3,319 2,696 4,189 4,300 1,885 5,447 6,129 3,745 63 70 72 13 66 60 39 Source: 1980 U.S. Census of Population, General Social and Economic Characteristics. TABLE3.5 AVERAGE ANNUAL UNEMPLOYMENT RA'IE Trt-Cornmunity 1982 1983 1984 1985 1986 1987 1988 15.2 14.7 10.8 11.3 6.5 5.8 5.2 County 14.8 14.3 10.5 10.9 7.3 5.6 5.1 State 15.5 14.2 11.2 9.9 8.8 8.2 7.6 Souroe: MESC, Bureau of Research & Statistics, Field Analysis Unit percentage of area jobs. Major area employers are listed in Table 3.2. EMPLOYMENT Figure 3.1 illustrates 1980 employment by economic sector in each community as compared to the County. Manufacturing employs the most people in each of the three communities. Yet employment in other sectors varies. Twenty-nine percent of Saugatuck's labor force are employed in manufacturing, but retail employment is also very high at 27%. This reveals the dominant nature of the City's retail sector as compared to that of the region (15%) and the County (15%). The area's service sector employs 23% of Saugatuck's labor force. Five percent are employed in transportation, communication, or utilities, and another 5% are employed in construction. Data on employment by industry appears in Table 3.3. Employment by occupation in 1980 is shown in Table 3.4. The highest proportion of workers in Saugatuck are professional/technical workers, followed by managerial and administrative, service, and clerical workers. Average Annual Employment and Unemployment Unemployment has declined dramatically with Michigan's economic growth of the late 80's. Table 3.5 reveals average annual unemployment rates in the area since the last statewide recession. (Employment data is not available for individual communities in the tricommunity area. The Michigan Employment Security Commission aggregates it for Saugatuck Township, the Village of Douglas, and the City of Saugatuck.) The tri-community area has a slightly higher rate of unemployment than Allegan County, although since 1986 the unemployment rate has dipped below that of the state revealing local or regional economic growth. Average annual employment in the tri-community area bottomed out in 1986. This reflected the loss of American Twisting, which employed about 20 people, and the burning of Broward Marine (about 100 employees) and Brighton Metal (about 10 employees). Yet in 1987, areawide employment jumped dramatically. During that year Broward Marine reopened its doors: Rich Products, Harbor Health Facilities, Paramount Tools and other area businesses increased employment: a number of small businesses and two restaurants opened: and perhaps most significantly, Haworth Corporation expanded adding two new departments. Contributing to this was the state and regional City of Saugatuck Comprehensive Plan �• 3-4 FIGURE 3.3 FIGURE 3.2 MONTHLY EMPLOYMENT TRI-COMMUNITY AREA, 1988 AVERAGE ANNUAL EMPLOYMENT 2700 TRI-COMMUNITY AREA 2.8 T H 0 u s A N D s 2650 2.6 E 2.4 M 2600 p L 0 2550 2.2 2.0 1.8 y 1.6 M E N T 1.4 1.2 1.0 1980 2500 2450 2400 2350 1982 1984 1986 1988 1990 2300 YEAR J F M A M J J A s 0 N D MONTH economic boom, and corresponding increases in construction and spending. Figure 3 .2 illustrates this trend. Seasonal Employment Local employment increases each summer as tourists flood into the trt-community area. Figure 3.3 reveals the impact of tourism on employment in the tri-community area during the summer months. The high number of jobs created during the summer months are primarily unskilled jobs in the seIVice/retail sector. especially eating and drinking establishments and various other recreation-oriented uses. Figure 3 .4 reveals the explosion in summer employment for tourismrelated industries in Allegan County. This increase creates a high demand for teenage employees. Tri-community area businesses note the difficulty of filling these jobs. and the need to import seasonal labor. This is yet another impact of the demographic make-up of the area (i.e. the low number of teenage children). New industry and affordable housing in the area could attract families with children who, in tum, FIGURE 3.4 TOURISM RELATED EMPLOYMENT, 1988 ALLEGAN COUNTY 1.2 E 1.0 MT 0.8 0.6 p H L o ou y ! 0.4 MN 0.2 E 0.0 MONTH City of Saugatuck Comprehensive Plan N T D s �3-5 FIGURE 3.6 ANNUAL REAL PROPERTY SEV TRI-COMMUNITY AREA (1980-87) 70 60 M S~ ELI 50 vo 40 N s 30 = Saugatuck - Douglas = Township* - Township.... 20 10.-~~=--------1980 1981 1982 1983 1984 1985 1986 1987 YEAR • not including Village(s) •• including Douglas through 1987 and Saugatuck through 1984. could staff area businesses during peak summer months. TAX BASE Residential uses make up the bulk of the area's tax base (65%), representing an SEV of $21,167,486. Yet commercial uses comprise one-third of the City's real property SEV at FIGURE 3.5 REAL PROPERTY SEV (1988) CITY OF SAUGATUCK RESIDENTIAL 65% $10,677,205. Industrial uses comprise 2% of the tax base, with an SEV of $1,126,200 (See Figure 3.5). Figure 3.6 illustrates changes in annual real property SEV between 1980 and 1987 for the City of Saugatuck. Saugatuck was also included in the Township's tax base prior to 1985, when it became a city. This explains the sharp drop in SEV for the Township between 1984 and 1985. SEV's are also shown for the Township minus the Village(s). The figure shows a jump in the City's tax base between 1983-84 following incorporation, with a steady increase since then. More complete information on annual SEVs and 1988 breakdowns can be found in Appendix B. INCOME According to 1985 census estimates, the City of Saugatuck has the second highest per capita income in the county- although the City has given up first place to Laketown Township since 1979. Table 3.6 shows this comparison. (Per capita income in 1979 was $7,688 for the state and $6,744 for the county; in 1985 it was $10,902 for the state and $9,346 for the county.) COMMERCIAL 33% City of Saugatuck Comprehensive Plan �■ 3-6 FIGURE 3.7 p . . E so PERCENT IN POVERTY BY AGE TRI-COMMUNITY AREA (1980) 70 lEl TOWNSHIP • CITY ~ VILLAGE R C " E N ,o T 20 " LESSTMANS5 ... 56-51 AGE Table 3.7 reveals selected income and poverty characteristics by jurisdiction in the tricommunity area. Although the per capita income in the area has been consistently higher than that of the county, the median household income is lower. The median household income is the point at which 50% of the households earn more and 50% earn less. This statistic is more representative of local trends as it is less easily distorted by a few high income wage earners. Poverty data correspond with median household income. As median income goes up, the proportion in poverty goes down. Although the City has a higher proportion of persons in poverty than the Township, it also has a higher proportion of individuals with earnings 200% or more above the poverty level. Figure 3. 7 depicts the proportion of persons in poverty by age. (The poverty level used by the 1980 census in recording this data was an annual income of $3,778 for those under 65, and $3,689 for those 65 and over.) While some of the City's poor are elderly, the largest number are under 55. TABLE3.6 PER CAPITA INCOME ($), ALLEGAN COUNTY (TOP TEN) 1985 1979 Saugatuck Laketown Township Holland Gunplain Township Otsego Township Plainwell Saugatuck Township Allegan Township Leighton Township Fillmore Townshi2 Laketown Township Saugatuck Holland Gunplain Township Otsego Township Saugatuck Township Douglas Fillmore Township Plainwell Le!,ghton Townshi2 9031 8332 8125 8074 7437 7396 7286 7170 7051 7015 13,013 12,631 11,608 10,947 10,239 10,228 10,150 10,120 9,886 9,539 Source: 1985 Per Capital Income Estimates, U.S. Census Bureau TABLE 3.7 INCOME & POVERTY CHARACTERISTICS TRI-COMMUNITY AREA (1980) Median HH income % in poverty Income 200% of poverty level & above TOWNSHIP CI'IY VILLAGE COUN1Y 16,412 7.1% 74% 15,182 8.6% 75% 14,963 11.3% 73% 17,906 8 .0% 71% Source: 1980 Census of Population City of Saugatuck Comprehensive Plan �4-1 Chapter4 NATURAL RESOURCES AND THE ENVIRONMENT CLIMATE TOPOGRAPHY Weather conditions affect Saugatuck's economic base. Variations in average conditions. especially during the summer months, can cause fluctuations in tourism and outdoor recreation activities, upon which the local economy is dependent. Prevailing winds determine lakeshore and sand dune erosion patterns. which impose limitations on development along the Lake Michigan shore. Below, in Table 4.1, is relevant climatic information for the area. These conditions generally do not pose limitations on the area's growth except along the Lake Michigan shore, where natural forces can cause rapid and extensive erosion of beaches and sand dunes. The portion of the City on the east side of the Kalamazoo River (and Lake) has an escarpment, from 20 to 40 feet high, separating two relatively flat areas. The wate rant area. located below the escarpment, extends from the east bank of the river two to four blocks inland. The "hill" area above the escarpment extends further inland past the City limits and into Saugatuck Township . The area on the west side of the Kalamazoo River consists entirely of sand dunes between the river and Lake Michigan. with a narrow strip of flat land along the waterfront. The highest point in this area is Mt. Baldhead, which rises 310 feet above Lake Michigan. Steep slopes present impressive scenery and pose increased maintenance and construction costs as well as safety risks. This is especially true with unstable landforms such as sand dunes. Generally, slopes exceeding 7% should not be developed intensively, while slopes of more than 12% should not be developed at all because of erosion and storm water runoff problems. On the topographic map (Map 4.1), steep slope areas are indicated by three or more contour lines in close proximity. GEOLOGY Saugatuck is located on the southwestern flank of the Michigan Basin, which is a bedrock feature centered in the middle of the Lower Peninsula. The sandstone and shale bedrock is overlain by glacial deposits from 50 to 400 feet thick. There are no outcroppings of the bedrock and the proximity of the bedrock to the surface of the ground does not impose limitations for normal excavating or construction. Glacial deposits consist primarily of sandy lake bed deposits east of the Lake Border Moraine, a major physiographic formation which is adjacent to Lake Michigan. DRAINAGE Saugatuck lies within the Kalamazoo River Basin, which begins near Jackson and extends westward into Saugatuck Township, Douglas TABLE4.l SUMMARY OF RELEVANT CLIMATE CONDITIONS CLIMATE VARIABLES Coldest Months (January-February) Hotest Month (July) Annual Average Temperature Average Rainfall Average Growing Season Average Annual Snowfall Elevation Above Sealevel Prevailing Winds AVERAGE CONDITION 23.3° F - 25.1° F 71.5° F 48.3° F 35.7 inches 153 days 79.7 inches 590 feet Westerly Source: USDA Soil Survey, Allegan County City of Saugatuck Comprehensive Plan EXTREME CONDITION -11° F - -35° F 96° F - 106° F �• 4-2 ational or agricultural uses. Installation of public utilities and permanent construction for residential, commercial or industrial uses should not occur in floodplain areas. Several parts of the City are built in the floodplain. Among these are the blocks between Water Street and the Kalamazoo River, a narrow strip along the west bank of the river and an area near the Blue Star Highway bridge. A substantial portion of the undeveloped land in the northeastern corner of the City also lies in the floodplain. FIGURE 4.1 KALAMAZOO RIVER BASIN WETLANDS Q) -IC Ill -' Lake Erie and Saugatuck (see Figure 4.1). Most of the City drains into the Kalamazoo River. The remainder, consisting of the west slope of the sand dunes, drains directly into Lake Michigan. A small area is drained by Goshorn Creek, a short-run stream that flows into the Kalamazoo River. All areas of the City drain fairly well due to adequate slopes and highly permeable soils. An exception to this is the wetland area near Goshorn Creek. Watercourses in Saugatuck are shown in Map 4.2. FLOODPLAINS Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial threat to public health and safety. The U.S. Anny Corps of Engineers has mapped the boundaries of the 100 year floodplain in Saugatuck. Those boundaries are denoted by the shaded areas on Map 4.3 and is the area that would be inundated during an Intermediate Regional Flood. The Federal Flood Insurance Program has established guidelines for use and development of floodplain areas. Those regulations indicate that development in floodplains should be restricted to open space, recre- There are several wetlands within the City of Saugatuck. Most are contiguous to or hydrologically connected to Lake Michigan, the Kalamazoo River or Goshorn Creek. Wetlands are valuable in storing floodwaters and recharging groundwater. They are also habitat for a wide variety of plants and antmals. Because wetlands are a valuable natural resource, they are protected by Public Act 203 of 1979. PA 203 requires that permits be acquired from the Michigan Department of Natural Resources (DNR) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as " land characterized by the presence of water at a frequency and d.uratton sufficient to support and that under normal circumstances does support wetland vegetation or aquatic life and ts commonly referred to as a bog, swamp, or marsh and ts contiguous to the Great Lakes, an inland lake or pond. or a river or stream." Regulated wetlands include all wetland areas greater than 5 acres or those 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 antmals, farm or stock ponds, lumbering, maintenance of existing nonconforming structures. maintenance or improvement of existing roads and streets within existing rtghtsof-way, maintenance or operation of pipelines less than six inches in diameter. and maintenance or operation of electric transmission and distribution power lines. Permits will not be issued if a feasible or prudent alternative to developing a wetland exists. An inventory of wetlands based on the DNR's land use\cover inventory are illustrated on Map 4.4. Table 4.2 shows the land use\cover codes pertaining to regulated wetlands in the City of Saugatuck Comprehensive Plan �4-3 area. Herbaceous and shrub rangelands may not actually meet the statutory definition of wetland. so on site inspections will be necessary to establish whether a wetland indeed exists in such areas. sons A modem soil survey was completed for Allegan County by the USDA Soil Conservation Service in March, 1987. The soil types present in the City of Saugatuck are shown on the map and table in Appendix D. Each soil type has unique characteristics which pose limitations for particular uses. The most important characteristics making the soil suitable or unsuitable for development are limitations on dwellings with basements, limitations on septic tank absorption fields. and suitability for farming. Soil limitations have been classified into three categories, which are described below. • Slight: Relatively free of limitations or limitations are easily overcome. • Moderate: Limitations need to be considered. but can be overcome with good management and careful design. • Severe: Limitations are severe enough to make use questionable. Large areas of soils in Saugatuck have severe limitations on residential and urban development. The degree of soil limitations reflects the hardship and expense of developing the land. TABLE4.2 LAND COVER CODES FOR PROTECTED WETLANDS IN TRI-COMMUNITY AREA CODE DESCRIPTION 31 32 412 414 421 429 611 612 621 622 Herbaceous Rangeland• Shrub Rangeland• Upland Hardwoods Lowland Hardwoods Upland Conifers Lowland Conifers Wooded Swanps Shrub Swamps Marshland Meadow Mud Flats Source: Michigan DNR Land Cover/Use Classification System • Wetlands are sometimes, but not always associated with these land cover types. Basement Limitations Limitations for dwellings with basements are shown on Map 4 .5. Some soils impose severe limitations on basements because of excessive wetness. low strength, excessive slope, or shrink-swell potential. These areas are found primarily in the west side of the City in the sand dunes, which have excessive slopes. The escarpment area, with excessive slope. the large area of open space near the high school. with wetness, and an area north of Allegan and Maple Streets. with wetness and excessive shrinkswell potential, are other parts of the City with severe limitations. Septic Limitations Most of the soils in the City of Saugatuck impose severe limitations on septic tank absorption fields because of excessive slope and rapid permeability. The remainder are sand beaches and excavated areas, which are not rated for septic limitations. The permeability of soils in the City ranges from very poorly drained to excessively drained. with most being excessively drained. Map 4 .6 shows the septic limitations for the City. This map suggests the need for municipal sewers to accommodate new development in those areas not presently served (east side). 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. Map 4. 7 provides this more detailed analysis of severe limitations on septic tank absorption fields. The "severe" soils have been categonzed as follows: A Sandy, moderate to rapid permeability B. Rapid permeability, wetness and high water table C. Wet. ponding, heavier (clay) soils, slow permeability D. Very wet soils, organics. wetlands, floodplains. unable to support septic fields. Soils in categories B 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, however the Allegan County Health Department considers them to have only moderate limitations for septic systems. They can be made suitable for development by increasing the distance between City of Saugatuck Comprehensive Plan �• 4-4 the septic system and the water table. Soils with moderate and slight limitations also appear on Map 4.7. Soils that are most suitable for development, with respect to basement and septic limitations, are shown on Map 4 .8 . Standards for Septic Systems The Allegan County Health Department has established certain standards for septic systems. These standards apply somewhat different site characteristics when determining the degree of limitations for septic systems. compared to the Soil Consetvation Service approach. which focuses on soil types and slope. Below is a review of these standards by development type. Single Family Residential Before a permit is considered, there must be at least four feet of dry soils between the bottom of the septic system and the water table. In addition, there must be one foot between the existing ground surface and the seasonal water table, and two feet between the existing ground surface and the clay. Special permits will be considered only if the site size is at least two acres and the septic system is put on top of four feet of sand. Residential sites that fail to meet those requirements will not be issued septic system permits. All Other Residential, Plus Commercial These fall under State guidelines of at least two feet between the existing ground surface and the water table and four feet of dry soil between the bottom of the septic system and the water table. No special permits are issued for these uses. Hydric Soils Hydric soils are another limitation on development. They are very poorly drained, saturate easily and retain large quantities of water. Map 4 .9 shows where these soils are. In Saugatuck. hydric soils are found near watercourses and correspond to present or former wetlands. There are only two areas of these soils in the City; along Goshorn Creek and north of Campbell Road between River Road and Manchester Lane. Residential, commercial and industrial development in areas containing hydric soils should be discouraged. GROUNDWATER Groundwater is an unseen resource and is therefore particularly vulnerable to mismanagement and contamination. Prior to the l 980's , little was known about groundwater contamination in Michigan, and some startling facts have recently been revealed. The leading causes of groundwater contamination in Michigan are from small businesses and agriculture. More than 50% of all contamination comes from small businesses that use organic solvents, such as benzene, toluene and xylene, and heavy metals. such as lead, chromium. and zinc. The origin of the problem stems from careless storage and handling of hazardous substances. On paved surfaces where hazardous materials are stored, substances can seep through or flow off the edge of the pavement. Materials can get into floor drains which discharge to soils, wetlands or watercourses. At present, groundwater is the only tapped source of potable water for the City of Saugatuck, the Village of Douglas and Saugatuck Township. The glacial drift aquifers in the area are especially vulnerable to contamination because of rapid permeability and high water table. In a local example. Douglas' municipal water supply has been contaminated by volatile organic compounds (VOC's), supposedly by an industrial site within the Village. Some areas without municipal sewer and water service are in danger of groundwater contamination because of septic systems, intensive development and a high water table. Protection of groundwater resources is problematic because of diflkulties in locating aquifers. Well depth records indicate the relative location of groundwater at particular points. According to well logs from Michigan Groundwater Smvey (MGS) data. well depths near the City of Saugatuck range from 29 ft . to 215 ft .. with the municipal well being at 200 ft. Soils most vulnerable to groundwater contamination are found on Map 4.10. SPECIAL FEATURES Lake Michigan Shoreline and Beaches The Lake Michigan shoreline in Saugatuck is very susceptible to wind and water erosion during storms and high lake levels due to resultant wave action. The current closing of Lakeshore Drive in Douglas and Saugatuck Township due to bluff erosion is a graphic example of the power of wave action. These natural City of Saugatuck Comprehensive Plan �4-5 processes pose hazards to public health and safety. The Shorelands Protection Act of 1970 was enacted to identify areas where hazards exist by designating them and by passage of measures to minimize losses resulting from natural forces of erosion. High risk erosion areas are defined as areas of the shore along which bluffiine recession has proceeded at a long term average of 1 foot or more per year. The entire Lake Michigan shoreline in Saugatuck has been designated as a high risk erosion area, with some portions eroding at a rate of 1. 7 feet per year. Within the designated area, shown on Map 4.11, alteration of the soil, natural drainage, vegetation, fish or wildlife habitat, and any placement of permanent structures, requires a DNR review and permit, unless the local unit of government has an approved high risk erosion area ordinance; Saugatuck does not. WOODLANDS The wooded areas of the Saugatuck are primarily hardwoods. Large areas of upland hardwoods are found in the sand dune area between the Kalamazoo River and Lake Michigan, and in the undeveloped area in the eastern part of the City. Woodlands in the City are shown on Map 4.13. Mature trees represent a valuable resource in maintaining the aesthetic character of the area, not to mention their overall importance to wildlife and the natural environment. In particular, the wooded sand dunes along the Kalamazoo River and Lake Michigan should be managed to insure their long term existence. Sand Dunes The sand dunes along Lake Michigan on the west side of the City represent a unique and fragile physiographic formation and ecosystem that is very susceptible to wind and water erosion, and destruction due to careless use or development. The dune area which is in the City of Saugatuck and Saugatuck Township has been identified by the Michigan Department of Natural Resources (DNR) as a critical dune area, subject to protection under the Michigan Sand Dune Protection and Management Act, PA 222 of 1976. The designated critical dune area is shown in the shaded region of Map 4.12. Recent legislation (PA 147 & 148 of 1989) provides for additional protection of critical dune areas. Under these Acts, all proposed commercial or industrial uses. multifamily uses of more than 3 acres, and any use which the local planning commission or the DNR determines would damage or destroy features of archaeological or historical significance must be approved by the State. Single family residential development is to be regulated at the local level. The law prohibits surface drilling operations that explore for or produce hydrocarbons or natural brine as well as mining activities (except in the case of permit renewals). The legislation also imposes certain standards on construction and site design in critical dune areas. Site design and construction standards for sand dunes should be enhanced at the local level to prevent further deterioration of this fragile environment. Areas needing special attention in such standards are vegetation, drainage and erosion protection. City of Saugatuck Comprehensive Plan �~ -------------------■ N A 0 1200 600 Scale 1" = u 1800 1212 ft ........ · _) (1c /··--. .......... MAP4.1 TOPOGRAPHY . ., (,__ ____ .·•••··. '•·:::.:: ....... :_~.- .... "• Saugatuck Contour interval is ten feet Darker lines are 50 foot contours Augult 1989 DATA SOURCE: USGS Quadrangle Maps Planning & Zoning Center Inc, LMlling, Ml . . ... �N A 0 600 1200 1800 Scale 1" = 1212 ft CD r C r, (/) -I . 1- ► :::0 (/) I 1(!) (!) MAP 4.2 WATERCOURSES I/I k''I Saugatuck Lakes, rivers and streams Drains and lntennittent streams August 1089 DATA SOURCE: MDNR Planning a Zoning Cen• Inc, Lanllng, Ml �---------------------A N ---- ,. 0 600 1200 1800 Scale 1" = 1212 ft l/) -I . 1- J> ::0 (/} I 1(!) '.O CAMPBELL MAP 4.3 FLOODPLAINS ■ 100 Year Flood Area ~ 500 Year Flood Area August 1989 DATA SOURCE:MONR Saugatuck Plannng & Zoning Centar Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft MAP 4.4 WETLANDS ■ Ill II Saugatuck Lowland Hardwood Shrub Swamp Lowland Conifer Herbaceous Rangeland Wooded Swamp August 1989 ■ DATA SOURCE: MDNR II Marshland Meadow & Mud Flats Shrub Rangeland Planning & Zoning Cen- Inc, Lansing, Ml �N A 0 1200 600 Scale 1" = 1800 1212 ft MAP 4.5 BASEMENT LIMITATIONS Ill Severe ■ Excavated mIIIl Moderate ~ Wetland Soils W Slight ~ Sand Dunes August 1989 DATA SOURCE : USDA Soil Survey, Allegan County : Saugatuck Planning & Zoning Center Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft MAP 4.6 SEPTIC LIMITATIONS 1111 IIIlil mill Severe ■ Excavated Moderate ~ Wetland Soils Slight ~ Sand Dunes August 1989 DATA SOURCE: USDA Soil Survey, Allegan County: Saugatuck Planning & Zoning Center Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft Saugatuck MAP 4. 7 SEPTIC LIMITATIONS ~ Sandy, moderate to rapid ~ permeability ~ Rapid permeability, wetness el of highwater table 11&1 Wet, ponding, heavier a Moderate Limitations hH Slight Limitations ■ Excavated 1111 clay soils.slow permeability August 1989 DATA SOURCE: USDA Soil Survey, Alleg. Cnty Hlth Dept ~ ~ Ill Sand Dunes Wetland Soils Very wet soils, organics, wetlands, floodplains Planning & Zoning Center Inc, Lan1ing, Ml �---------------------- ---·--- b; r-~ I i I /2 : ! ~~ - i /4 / ;= µ _____ __ ____ _ 10 • . 'D 25 I -· II -~~ ~--~ I II I 1 311 I I ~ . -- "., :,e II I I I I I I I I I IJZJ - MAP 4.7 A Saugatuck ONSITE WASTEWATER TREATMENT LIMITATIONS f'IC1 NO. 2 ....................... ....... ....__ �N A ,__.._. 0 600 I' 1200 1800 / I Scale 1" = 1212 ft I I MAP 4.8 MOST SUITABLE SOILS 11111 Soils Most Suitable For Development ■ Excavated Areas August 1989 DATA SOURCE: USDA Soil Survey, Allegan County Saugatuck Planning & Zoning Centar Inc, Lansing, Ml �N A IJIII A 0 600 1200 1800 Scale 1" = 1212 ft MAP 4.9 HYDRIC SOILS 11111 Hydric Soils ~ Wetland Soils August 1~ DATA SOURCE : USDA SoU Survey, Allegan County Saugatuck Planning a Zoning c.,., Inc, Lanllng, Ml �N A 0 600 1800 1200 I ,I Scale 1" = 1212 ft I I I I I I MAP 4.10 GROUNDWATER VULNERABILITY Ill Areas most susceptible to contamination ■ Excavated Areas ~ Wetland Soils August 198Q DATA SOURCE: USDA Soils Surwy & Alleg. Hitt, Dept. Saugatuck Planning & Zoning Cenlar Inc, Lansing, Ml �N A 600 0 1200 1800 Scale 1" = 1212 ft , .................. ········ NJ / ' 1(/) lI I f- (!) (!) ! KALAMAZOO LAKE MAP 4.11 HIGH RISK EROSION AREAS ~ Accretion Area ■ Recession Area August 1989 DATA SOURCE: MONA Saugatuck Numbers indicate accretion/recession rate in feet per year Planning & Zoning Center Inc, Lansing, Ml �.~----------------------A ■ N 'I I , / I ,, 0 600 1200 I I 1800 I I' Scale 1" = 1212 ft I I . 1(/) I 1l!) lO KALAMAZOO LAKE MAP 4.12 CRITICALDUNEAREAS ~ Saugatuck Critical Dune Areas August 1Q89 DATA SOURCE: MONR Planning & Zoning een• Inc, Lansing, Ml ,, �N A 1200 Scale1"= 1212ft Saugatuck MAP 4.13 WOODLANDS II Lowland Hardwood ill! Upland Conifer 1111 Upland Hardwood ~ Wooded Swamp lliiJ Lowland Conifer ~ Shrub Swamp August 1989 DATA SOURCE: MONA Planning & Zoning Center Inc, Lansing, Ml �3-1 Chapter5 EXISTING LAND COVER AND USE LAND USE/COVER DATA SOURCES Land cover and use refers to an inventory of existing vegetation, natural features, and land use over the entire City (see Map 5. 1). This data was obtained in computerized form from the Michigan Resource Inventory System (MIRIS) database, which is maintained by the Michigan Department of Natural Resources (DNR) . The data came from photo interpretations of aerial infrared photos by trained interpreters at the West Michigan Regional Planning Commission. The DNR will update this data every 5 years. Land cover and use categories included in the data are explained on the legend to Map 5.1. The wetlands and woodlands maps in Chapter 4 were also derived from this data. MIRIS data was supplemented by a thorough land use inventory of Saugatuck, conducted in the summer of 1988. The inventory was based on ownership parcels and conducted both on foot and through a "windshield smvey". TABLE 5.1 EXISTING LAND USE lAND USE ACRES % 11.AMSROWResidential single-family 174 multi-fainily 24 26 Commercial Industrial 2 Institutional 21 249 Parks Boat Storage & 6 Service 29 Kalamazoo River Wetland Streets & Roads 106 136 Vacant Commer2...3. cial/Residential 775 TOTAL 22 .45% 3 . 10 3.35 0.26 2 .71 32. 13 0.77 3 .74 13.68 17.55 Mil 100.04% • % of total land area minus street ROWs The existing use of every parcel was recorded and evaluated in combination with low-level aerial imagery available from the Allegan County Equalization Department and the MIRIS land cover/use map to prepare the existing (parcelbased) land use map (see Map 5.2). The following description is based on these maps and data sources and the USDA Soil Survey of Allegan County. Land use by category is shown in Table 5.1 . This information was derived from the aforementioned data sources and areas were calculated using CMAP computer mapping software. The predominant land use in Saugatuck is parks. This is followed by single fainily residential, commercial and multiple family residential, respectively. Vacant land comprises eighteen percent of the total land area (street ROW's excluded) of the City. RESIDENTIAL Most of the residential development in Saugatuck is concentrated around the center of the City. Other residential areas are along Campbell Road and along the west shore of Kalamazoo Lake. Most resort and seasonal residential development is located along Kalamazoo Lake and the Kalamazoo River. Single family structures are the predominant residential type. A number of large older homes have been conTABLE5.2 CITY OF SAUGATUCK CONDO PROJECTS SINCE 1980 PROJECT Bridges of Saugatuck Waterside Saugatuck Shores East Shore Harbor Club Bay View + 4 single family Saugatuck Harbors Holland & Francis Windjammer TOTAL City of Saugatuck Comprehensive Plan # UNITS 8 6 16 46 13 24 6 8 127 �- p ■ IS-2 verted to two or three units or bed and breakfast establishments. Multiple family structures are found along Lake Street. in several condominium developments lining the east shore of Kalamazoo Lake . and in other parts of the City. New condominium developments since 1980 are shown on Table 5.2. Apartment complexes in the city include Ridgewood Oaks Apartments and Olde Mill Apartments on Maple Street in the northeast comer of the City. and Harbor View Apartments north of Campbell Road in the southwest part of the City. COMMERCIAL The major commercial area in Saugatuck is the City Center. which is primarily tourist oriented, with some establishments serving local residents. Businesses include a bank. hardware, furniture, restaurants. drug store. clothing, tourist accommodations and many other tourism related activities. Other commercial activities are scattered throughout the City and along the waterfront. Boat storage and repair facilities represent a different type of commercial use and line the waterfront throughout the City. The largest of these is located between Holland Street and the Kalamazoo River. INDUSTRIAL Industrial activity in Saugatuck is limited to one site near Culver and Griffith Streets. The site is occupied by Rich Products. which produces food products (fruit pies). Another site on Water Street. formerly occupied by American Twisting Co .. is vacant. There are no other occupied industrial sites in the City, nor are any available. PLANNING AREAS Eight planning areas have been identified within Saugatuck. These planning areas represent portions of the City within which particular land uses or other characteristics give a distinguishable identity or quality. Some people may identify with these areas as "neighborhoods". Following are brief descriptions of existing land use. These descriptions are based on the planning/neighborhood areas depicted on Map 5.3. City Center The City Center is the most intensely developed area of Saugatuck. It includes the central business district. restaurants and shops. and is the focal point of much of the City's activities. During the summer months. the City Center is heavily used by tourists. Much of the revenue gained locally through tourist expenditures comes from this area. The City Center is known throughout the state for its excellent antique shops and art galleries. The City Hall is an historic building and also serves as a tourist attraction. This area expresses the style. activity, and scenic and architectural qualities that make the City one of the most unique in the region. Generally. the structures are small, simple, and classical in design. They reflect tum of the century commercial demand for limited and accessible retail space. Unlike most cities, much of the original architecture has survived. The style remains simple, spare, utilitarian and elegant. The atmosphere is informal. The scale is human and pedestrian and compliments the surrounding natural environment without overpowering it. This unique City Center preserves the history of Saugatuck and establishes a sense of comfort and place. Center Transition Area The area immediately north of the City Center along both sides of Butler Street is occupied by 22 single-family structures. The homes are typically old and large. Some are over a hundred years old, with historic qualities. Many of these homes have become difficult to heat and keep in good repair because of their age and size. The homes are primarily white and wood frame and are in good repair. Most structures are occupied on a year-round basis. Water Street Shoreline Most development along Water Street is waterfront oriented. This includes public and private marinas. restaurants capitalizing on the waterfront view, tourist attractions offering boat rides. and charter boats. A number of substantial commercial investments along the waterfront have made this area one of the City's most active. There are approximately ten single-family homes. four multi-family structures. including a new twenty-four (24) unit condominium, and transient lodging facilities, the largest of which has forty units. The water line is almost entirely lined with bulkheads and utilized for boat docks. The waterfront area is a natural extension of the City Center in terms of tourist activity. Tourists visit the shops and galleries in the City Center, then City of Saugatuck Comprehensive Plan ~ �walk the boardwalk along the water and perhaps eat there. Both areas are closely related in terms of contribution to the City's economic base and tourism orientation. Lake Street The Lake Street area follows the shoreline of Kalamazoo Lake between Griffith Street and Blue Star Highway. Land uses in this area include approximately 35 single-family homes, several condominium developments. several transient lodging establishments, a marina, some commercial facilities , and the City's largest industry. Rich Products. Many of the singlefamily homes are seasonal dwellings occupied only during the summer months. Park Street Park Street follows the west bank of the Kalamazoo River. There are approximately 100 single-family structures in this area, most of which are occupied by seasonal residents. Other land uses include tourist lodging facilities and waterfront oriented commercial uses. Approximately twenty new single family homes have been built along Campbell Road. Much of the area was platted in an uncoordinated and unplanned manner. Many of the plats along Park Street are either long and narrow, or are small in overall square footage. Platted lots range in size from 6 ,000 square feet to 25 ,000 square feet. Mt. Baldhead The HHill" This area is located "on the hill" above the City Center, Lake Street and waterfront areas and consists primarily of single-family homes. The homes are typically 30-60 years old and in good repair. The area is uncongested and is affected by tourist activity only at the fringes , where traffic enters the City along Holland Street, the City's main entrance. This area contains most of the City's permanent (year-round) residents Holland Street Holland Street is the main entrance into the City from the north. The street is lined with trees and residences and gives visitors a favorable impression as they enter the City. Most of the residents are year-round, although there are some seasonal residences fronting the Kalamazoo River. Maple Street This area is underdeveloped, except for cityowned utilities (water wells) and approximately eight single-family homes. Additional homes are being built above a deep and scenic ravine which traverses this area. The area contains some wetlands and areas with development limitations. This area is the last substantial tract of vacant property in the eastern part of the city, covering approximately 60 acres. Ownership is in large tracts. There are no recorded subdivisions. Across from Maple Street in Saugatuck Township are commercial uses including warehouses and storage sheds. The Mt. Baldhead area is one of the most unique, scenic, and beautifully preserved mature dune areas along the Lake Michigan shore. Most of the dune area is vegetated, forested and stable. There are some "blow-out" areas free of vegetation through wind disturbance and some areas that have been cleared for recreational purposes. The area is recognized by the Michigan State Department of Natural Resources as an Area of Particular Concern (APC). The dune area covers approximately 300 acres, 150 acres of which is owned by the Presbyterian Church, 75 acres by the City of Saugatuck, and the remainder in large private holdings. The only development is the Oval Beach Lakefront swimming and recreation area. The Mt. Baldhead area is an important component of the City's attractive natural environment, and enhances the City Center and the waterfront. With those areas, the forested dunes and Mt. Baldhead complete an attraction that provides unparalleled visual quality, contributing to a vital active tourist economy. Mt. Baldhead is not only an important natural resource for the entire state and country, but also a "display case" for the City itself and therefore has a direct and positive influence on the economic vitality of the community. lllSTORIC & ARCHAEOLOGICAL FEATURES Some archaeological sites and historic sites can be found in Saugatuck. Historic and archaeological sites are designated by the Michigan Bureau of History. Historic Buildings and Sites The Michigan State Register of Historic Sites was established in 1955 to provide official City of Saugatuck Comprehensive Plan �■ TABLE 3.3 STATE HISTORIC SITES DESCRWTION Sawtatuck: All Saints Episcopal Church Singapore (Village Hall) WCATION 252 Grand St. Marker on Village Hall on Butler St. Clipson Brewery Ice House - 900 Lake St. Twin Gables Hotel (Singapore Country Inn is commonname) 888 Holland Horace D. Moore House St. 736 Pleasant Warner P. Sutton House (Beachwood Manor) St. Fred Thompson-Willliam 633 Pleasant Sorin~er House St. Source: Michigan Bureau of History recognition for historic resources in Michigan. Designated historic sites have unique historic, architectural, archaeological, engineering, or cultural significance. There are six State historic sites in Saugatuck, which are listed on Table 5 .3. Singapore, Michigan's most famous "ghost town" and once a thriving lumber town, lies buried at the mouth of the Kalamazoo River. A plaque commemorating its existence stands in front of the Saugatuck City Hall. State historic site designation does not include any financial or tax benefits, nor does it impose any restrictions upon the owner of the property, unlike similar designations under federal law. Historic Districts Architecture in the City Center of Saugatuck is generally late nineteenth century Victorian, with some commercial and residential structures built forty years before the Victorian period. The oldest structures are characterized by their wood frames, gabled roofs and false fronts . They are typical of early mercantile establishments and reflect the area's lumber harvesting industry. The later Victorian structures are typical of small towns and are predominantly of masonry construction. While none are larger than two stories, several have large floor areas due to long, narrow floor plans commonly used. Original facades are not elaborate in their architectural detail, however several stylistic elements are present including Italianate cornices and brackets, and Greek revival entablatures end pediments. Other particularly interesting features include press-tin ceilings and cornices and lead-glass transoms. Saugatuck has taken local steps to preserve its historic character and particularly the City Center area. PA 169 of 1970 permits the legislative body of a local government to regulate the construction, demolition and modification of all structures within a designated historic district. The City of Saugatuck has established an historic district within the oldest part of the City. Within this district, construction, demolition and modification of structures must comply with requirements set forth in the wning ordinance. Historic districts provide a means for the community to protect its historic resources from development pressures. The Saugatuck historic district is shown in Map 5.4. Archaeological Sites Archaeological sites are of particular scientific value to the fields of anthropology, ecology.and biology and may have historic or ethnic significance as well. There are 120 archaeological sites scattered throughout Saugatuck Township, Saugatuck and Douglas. mostly related to Ottawa and Potawatomi cultures. Their exact locations have not been disclosed by the Bureau of History in order to protect them from exploitation. Recipients of Federal assistance must ensure that their projects avoid damage or destruction of significant historical and archaeological resources. The Michigan Bureau of History reviews these projects to assess their impact on archaeological sites. The Bureau of History also recommends that those proposing development projects in Saugatuck contact the State Archaeologist to determine if the project may affect a known archaeological site. This is particularly critical given the existence of Indian Burial sites in the area. If an important archaeological site will be affected, archaeologists will negotiate a voluntary agreement to preserve those artifacts. The Bureau of History serves in an advisory capacity and has no legal authority to restrict development rights. City of Saugatuck Comprehensive Plan ~ �Saugatuck MAP 5.1 LAND USE/COVER WATER URBAN EI]. 113 Single Family ....... ........ ....... 115 Mobile Home 1,11,11,1, 1,1,1,11,. ■ ......••• ~ 124 Neighborhood Business 126 Other Institutional 193 Outdoor Recreation FARMLAND □ ~ ~ ~ IIIIill I RANGELAND II mm WETLAND 611 Wooded Swamps 612 Shrub Swamps 621 Marshland Meadow 622 Mud Flats BEACH 21 Cropland 22 Orchards 52 Lakes ~ ~ 72 Beach At Riverbank 73 Dunes 31 Herbaceous Rangeland 32 Shrub Rangeland WOODLAND ~ 412} 414}Broadleaf ■ 421} 429}Conifers August 1989 I. I I I DATA SOURCE: MDNR Planning & Zoning Center Inc, Lansing, Ml �N A r---.0 600 1200 Scale1 " = 1212ft City of Saugatuck LAND USE/COVER 1800 �- II- Saugatuck MAP 5.2 EXISTING LAND USE l§ffl Mulltiple Family Residential ruill m~ rrrrrrm Res,.dent'1a1/Commerc1a . I l;;,:ili..;J mm Junkyard ■ Commercial ~ Mobile Home Park II ffl Vacant ffiIIl] Wetland D Water ~ Single Family Residential Boat Storage/Marina Industrial [it] ·..:..:..:.,:j ~gg Agricultural - Orchard Recreational Agricultural August 1989 SOURCE: PZC Land Use Survey Planning & Zoning Center, Inc, Lansing, Ml �N City of Saugatuck EXISTING LAND USE A ~lillll 0 500 1000 1500 Scale 1" = 1032' ~ ,. . / ~· .· , , . ,,, , ,,-:·) ,; ~ i. ~~ - ,. 1~ arY ·, lffi ~~ ~~/. @II !fl ~ ~ ' / l::. I If lj \4i4 ~·14J ; :mmm: 1e ri HmTI Dr: ~:mr,.:..§mmi ill rrm ,-z1 "~•........,...__,.,,,_,., I ._.; ,,■ = ··:'_:·~~ : ~~ ,-;~ '.;, ~•A, 1/· · ¼_ • ~ ri;B• ~ ~ ~: ~,,::, -✓ 1 ,•.•.. • • V &al "' / ,' ,, r~ , ~ . (111 -~~ ◄ ~ ". '" ,.1· , ,. ;f;',\ ,,. : , / /2 ~ j ,,.,. /,,;,j;', �.II N A ,.._.._.. 0 600 1200 Scale 1'' = 1212 ft KALAMAZOO LAKE MAP 5.3 PLANNING AREAS ,, ■ City Center § Lake Street ■ m The Hill [] Maple Street Center Transition ~ Water Street August 1989 DATA SOURCE : Saugatuck Planning Commisssion Saugatuck ■ ~ m Park Street Mount Baldhead Holland Street Planning & Zoning Center Inc, Lansing, Ml �N A 0 4,000 8,000 Scale 1" 12,000 ft = 9060 ft MAP 5.4 SAUGATUCK HISTORIC DISTRICT ■ Saugatuck Historic District August 1989 DATA SOURCE : City Of Saugatuck Ordnances Planning & Zoning Center Inc, Lanling, Ml �6-1 Chapter6 PUBLIC FACILITIES AND SERVICES NON-PARK PUBLIC FACil.JTIES A listing of all non-park public facilities in the City of Saugatuck is found on Table 6.1. This includes police and fire stations, municipal government offices, vacant lands and other public facilities. All are found on Map 6.1. UTILITIES Sewer and Water The Saugatuck-Douglas area sewer and water systems are managed by the Kalamazoo Lake Sewer and Water Authority, which is responsible for operation and maintenance and provides water production and wastewater treatment. Each participating community is responsible for providing and financing their own infrastructure. The KLSWA performs the construction work or contracts it out. The service areas for the sewer and water systems, shown on maps 6.2 and 6.3. extend only for very short distances into Saugatuck Township. Most of the developed part of the City is served by both water and sewer, and the system is designed to accommodate expansion and addition of new lines. Numerous engineering studies have been conducted which discuss various alternatives for improvement of utillties. These include using Lake Michigan for the municipal water supply and extending public utilities into the Township. Proposals must take into consideration the permanent population, seasonal population, number of daily visitors, and future industrial flow. Peak periods for public utillties in the area are more pronounced than in typical communities due to the relatively high seasonal and daily visitor population, especially pronounced in the City of Saugatuck. Water System The reliability of the water system depends on water supply sufficient to meet peak demands. storage capacity to provide fire flows for sufficient duration, adequate water pressure and distribution system loops. The existing system is deficient with respect to meeting peak demands. The water is not treated, except for chlorination and iron sequestering. Parts of the current water system date back to 1907 in Saugatuck, and to 1914 in Douglas. In addition, the water mains are old, small and substandard, leaks are a problem on older service lines and there may be some unmetered taps. Growth is restricted in areas not serviced by the system and is limited overall at present because of insufficient pumping capacity. The existing water system also has many dead end lines, which are susceptible to water discoloration and development of tastes and odors due to stagnation. The best arrangement for water mains is the gridiron system, where all primary and secondary feeders are looped and interconnected, and the small distribution mains tie to each loop to form a complete grid. If an adequate number of valves are inserted, only a small 1 block area will be affected in the event of a break. A primary feeder from the Saugatuck wells to the system's primary 12" feeder loop has been installed, and all of the primary 12" feeder loop has been completed, including two river crossings. In 1984 and 1985, a one million gallon above ground storage tank was constructed, which allowed Saugatuck and Douglas to meet normal and fire protection demands. If Saugatuck Township is included in the system, the storage tank is adequate for fire protection for the near future, but additional capacity is needed if service were extended to the southern portions of the Township. Recent chemical contamination of the Douglas municipal water supply has led to an overburdening of the City of Saugatuck water system, which is presently serving the entire network and is working at full capacity; 24 hours per day during peak months. This has led to restrictions on non-essential uses such as lawn sprinkling, car and boat washing, and has reduced the minimum reserve needed (600,000 gallons) for fire protection down to 2/3 of the needed amount. A moratorium has been imposed on new development other than one or two family dwellings. The pumping capacity of both wells has dropped due to depletion (drawdown) of groundwater. City of Saugatuck Comprehensive Plan �- ■ 6-2 TABLE 6.1 (NON-PARK} PUBLIC PROPERTY & PUBLIC FACILITIES INVENTORY CITY OF SAUGATUCK USE SIZE* CONDmON VALUE NAME LOCATION City Hall City offices, council chambers 3338 Wash- Public works in.lrton Rd. 3338 Washin.lrton Rd. Water Maple St. Built 1882, remodeled 1989 Built 1985 $475,000 Built 1985 $25,000 Maple St. Water Built 1973 $80,000 Park St. Residence $94,000 Butler & Restrooms Remodeled 1978 Built 1988 Restrooms Fair $6,400 Restrooms Fair $13,000 Poor $4,000 Maintenance bldg. Sand & salt storage Pump House #1 Pump House #2 Mt. Baldhead Park Butler St. comfort statoin Park St. comfort station Water St. comfort station Beach storage bldg. • Land = 102 Butler $275,000 $65,000 $97,000 Main Mt. Baldhead Wicks Park Oval Beach Storage, restrooms, concessison acres or square feet (Building = Square feet) Communications from the Michigan Department of Public Health have demanded that substantial progress be made towards a solution to the water supply problem in the near future. The Health Department has also questioned the usefulness and reliability of both Douglas wells because well # 1, which is out of use, is contaminated, and well #2. which is used for emergency purposes only. may become contaminated through further use. As a result. alternatives for additional water sources are currently under review, with Lake Michigan and the City of Holland water system being considered the most viable options. Engineering studies have indicated a cost of nearly $4.5 million for construction of a Lake Michigan water treatment facility which would provide a clean and abundant source of water. A large service area. formed by including large portions of Saugatuck Township, would reduce the per capita cost burden on users. This facility would be capable of pumping 3 million gallons per day. which could serve the needs of all three communities well into the future. This, combined with a desire to retain local control over the water system. makes using Lake Michigan water the favored alternative. Sewer System Wastewater treatment is provided at a treatment plant located in Section 10 of Saugatuck Township. The facility was constructed by the City of Saugatuck and the Village of Douglas in 1980. The treatment system provides biological and clarification processes for the reduction of BOD (biochemical oxygen demand) and suspended solids, including chemical precipitation for the reduction of phosphorus from fertilizers and detergents. The plant has two aerated lagoons and was designed for incremental addition of lagoons to accommodate increased wastewater flow. The facility was designed for City of Saugatuck Comprehensive Plan ~ ,_,, �6-3 heavier BOD loading than other facilities its size, in order to accommodate a pie factory, and thus may not need more capacity of that type for many years. The discharge is to the Kalamazoo River on the north side of Saugatuck. In 1957, many of the storm sewers in the City of Saugatuck were converted to sanitary sewers. This system was expanded in 1979 with PVC pipe, and some improvements were made to the old system. Douglas and Saugatuck merged their facilities in the late 1970's to form the KLSWA. The capacity of the sewer system is sufficient to meet the needs of Saugatuck and Douglas until approximately 2008. The capacity of the wastewater treatment facility would have to re-rated to 1.2 MGD for the Township to use the system until 2008. The treatment facility was designed for a twenty year planning period through 1998, based on a population tributary of 7,695 and a wastewater flow of 0. 75 million gallons per day (MGD). The treatment facility is rated at 0 .8 million gallons per day by the Michigan Department of Natural Resources (MDNR). The facility was designed for a peak flow of 2 MGD. The present average flow is 0.4 MGD. A larger flow can be accommodated by increasing hours of operation, provided that the lagoons can treat the sewage well enough. An engineering study in 1987 determined that August (maximum day was Aug. 14) is the month of peak flow for wastewater, with 0 .598 MGD. Based on the study, the treatment facility operated at 75% of flow capacity, 55% of BOD capacity, and 300/2 of suspended solids capacity. Existing effluent quality and treatment efficiency was found to be excellent. Increasing the rated capacity of the facility to 1.2 MGD with two aerated lagoons would accommodate all three jurisdictions through 2008 and possibly beyond. Pursuing this option would require detailed preparation of data accompanied by a formal request to the DNR from the KLSWA. Further capacity could be obtained by adding another aerated lagoon, estimated to cost $900,000 in 1987. Storm Sewers There are very few mapped stormwater drains in Saugatuck. Drainage has not been a significant problem in most developed areas because of sandy. high permeability soils and lack of large paved areas. However, there are some problems in low-lying areas. There are suspected to be some stormwater drains, individual residential and business gutters flowing into the sanitary sewer system which need to be removed. Efforts are currently underway to improve stormwater drainage. County Drains There is one County drain locted within Saugatuck. The Golf drain follows Goshorn Creek and aids in removal of water from a low lying wetland area in the northeast portion of the City. Gas, Electric and Telephone There are no major gas or oil pipelines in Saugatuck. Gas service is provided by the Michigan Gas Utilities Company and approximate locations of gas mains are shown on Map 6.4. Electricity in Saugatuck is provided by Consumers Power Company. Telephone service is provided by General Telephone and Electric Co. (GTE). TRANSPORTATION Transportation facilities within the area include streets and roads and a public transportation system (Interurban). Saugatuck is served by a major Interstate highway (I-196), with access two miles away in Saugatuck Township, and by a State highway (M-89), located four miles to the south in Saugatuck Township. Blue Star Highway, part of the Great Lakes Circle Tour, is the other major highway serving the area. The nearest railroad is the Chesapeake and Ohio RR, which runs north and south five miles east of the City boundary. Kent County International Airport is within 50 miles and is served by 3 major airlines, with 126 flights per day. Parking is an important issue in the City Center because of the daily and seasonal tourist economy. It is crucial that adequate parking facilities be provided to stimulate and maintain the vital tourism in the City. The area is also served by Greyhound Bus Lines. Streets and Roads Streets and roads are classified according to the amount of traffic they carry and the nature of the traffic. Four common categories are local streets, collectors, local arterials, and regional arterials. Local streets typically provide access to residences, with speeds from 20 to 25 mph (Mason St.). Collectors connect local streets to arterials and speeds average 25-35 mph. (Holland St.). Local arterials facilitate larger volumes of traffic which originates and terminates within the area, with a trip length of ten miles or less and an average speed of 35-45 City of Saugatuck Comprehensive Plan �- p 6-4 mph. (Blue Star Hwy.). Regional arterials are typically used for high speed through traffic, and access to the roadway is usually limited (1-196). Locations of collectors. local arterials and regional arterials are shown in Map 6.5. Each class of street has an important function in maintaining the efficient flow of traffic and it is essential that adequate transportation facilities exist or can be efficiently provided. Some up-to-date traffic counts for Blue Star Highway are available. A recent count for Blue Star Highway at two intersections in the Township only considers northbound traffic, missing traffic entering Saugatuck from exit 41 on 1-196. Other existing traffic counts for area roads are inadequate for planning purposes. Accurate and up-to-date traffic counts are needed in order to make some decisions pertaining to priorities for road improvements. monitoring of flows, evaluating impacts of proposed new development, and projecting future traffic conditions. Table 6.2 shows what very limited information is presently available from the County Road Commission. PA 51 of 1951 provides for the classification of all public roads. streets and highways for the purpose of managing the motor vehicle highway fund. The two classifications which pertain to the City of Saugatuck are "Maj or Street" and "Local Street". These roadways are shown in Map 6.6. Funding is provided to cities and villages for street maintenance and construction TABLE6.2 EXISTING TRAFFIC COUNTS DATE WCATION 4L3L78 Blue Star & 64th 130th E &Wof Blue Star Blue Star & 129th 1959 & 1968 (same count) July 1987 (2 different days) 1969 VOWME Old Allegan, east of Blue Star 1982 130th & 70th, east of Lakeshore Dr. July 1987 North 135th at Blue Star (northbound) July 1987 129th at Blue Star (northbound) October 1985 Center at Blue Star 5,319 368 10,575 8,256 336 285 7,018 6,192 10,861 based on the number of miles of streets by class. within each community. Saugatuck has 3.03 miles of Major Streets and 8.94 miles of Local Streets under Act 51 designation. Parking The scenic natural setting of Saugatuck. its reputation as a haven for artists, unique commercial and residential character, and its proximity to major metropolitan areas, make it an attractive resort center. With this comes overcrowding of the City Center with automobiles on summer weekends. Several recent studies indicate that most of the congestion occurs in an area along Butler and Water Streets. The downtown area has become saturated and alternative parking facilities have been suggested as a result of those studies. One alternative is a park and ride system, which utilizes a parking lot at the periphery of the City and a shuttle from that lot to the downtown area. The existing Interurban system could be used for such an alternative. ThiS concept, if implemented, could also relieve some of the congestion from the City Center area and make it an even more attractive place to visit. Other alternatives suggested in recent years include construction of additional parking lots or parking ramps. and changes to existing parking spaces, including downsizing and reducing the permitted parking period. Each alternative has proponents and detractors. A mechanism to resolve the current impasse is being sought. Entrances Into the City Holland Street to the north and east is the main entrance into the City from the north (from 1-196). It is typical for vehicles to enter the City on Holland. then turn onto one of three eastwest streets and proceed into the City Center along Butler. Holland is heavily travelled for a two lane residential street and has remained primarily residential from the City limits to Mary Street. A restaurant and the City's largest marina are located along Holland Street. Butler Street serves as the "main street" for the Center City area, with commercial development on both sides of the street. It is heavily travelled during the tourist season. Lake Street at Blue Star Highway is the City's second major entrance. Traffic volumes result from traffic going to the City Center area and from traffic associated with the industrial use, Rich Products. The industrial location generates a significant amount of truck traffic. The City of Saugatuck Comprehensive Plan ■ �6-5 intersection with Blue Star Highway, while aesthetically pleasing, raises safety questions because of a combination of high speed traffic, poor visibility due to vegetation and curvature of the Highway, and lack of signaling. However, current traffic volumes do not justify further action at this time. Street Conditions Many streets in the City are built on an unstable clay base. which causes pavement to crack and deteriorate because of excessive shrink-swell potential. Storm water drainage is also inadequate many places, and water remains along the sides of some roads or runs across the roads, eroding the base and pavement. Recently paved roads, including Elizabeth Street in 1988 and East, West, Takken and Taylor Streets in 1989. have had a sand cushion and underdrains installed. Some roads in the northern and western parts of the city are unpaved, but are not used frequently or only in the summer. In the 1988 Public Opinion Survey. 46% of City respondents rated street maintenance as "poor". while 68% rated street resurfacing as "poor". Interurban The Interurban is the area's public transportation system and is funded in part by a 1 mill assessment. The service was started in May 1980 as a two year experimental project and was initially funded at lOOo/4 by the State. Following the experimental period, some of the cost burden was borne by the trt-communities through the 1 mill assessment. The system has four buses and in 1988 there were approximately 3 7,000 riders. A new maintenance facility in Douglas. to be completed in the spring of 1990, is being constructed at a cost of $211,000 entirely with state and federal funds. It is possible that the Interurban could be used to shuttle people to Saugatuck from remote parking facilitates and ease the parking burden there. The Interurban is governed by a board consisting of members from all three communities. POLICE, FIRE AND EMERGENCY SERVICES Police The City of Saugatuck maintains its own police department, which is housed in the City Hall at 102 Butler Street. The department has two patrol cars and two full time police officers, including the Police Chief. There are also five part-time police officers. Extra demand for ser- vices occurs during the summer, particularly during festivals and holidays. Police protection is also provided by the Allegan County Sheriff Department and the Michigan State Police. The State Police maintains the Saugatuck Team post north of the Township on 138th Avenue in Laketown Township. The facility has one lieutenant, one sergeant, seven troopers and eight patrol cars. The Allegan County Sheriff Department operates a satellite post in Fennville. Fire Saugatuck is included in the Saugatuck Fire District. This district is managed by a five member Fire Authority. Saugatuck, Douglas and Saugatuck Township each appoint one person to the board. These three then appoint two other people from the area at large, subject to approval by the three communities involved. The Saugatuck Fire District has 35 volunteer personnel, including the fire chief. There are two fire stations, one located in downtown Douglas (47 W. Center) and another in Saugatuck Township near the intersection of Blue Star Highway and 134th Avenue. The latter is a new building designed to house six vehicles, offices and a meeting room with 9,600 square feet. It is located adjacent to the existing Maple Street facility. The Fire District maintains eight vehicles and one vessel: • 1975 Chevy Pumper • 1981 International Pumper • 1968 International Pumper • 1959 Ford Pumper • 1949 Seagrave Aerial • 1977 GMC Step Van • 1985 FWD Tanker • 1985 Karavan Trailer • Boston Whaler boat with pump Emergency Services Ambulance services are provided by the Fennville Fire District and by Mercy Hospital in Grand Rapids, dispatched from Holland. The Saugatuck Fire District maintains a first responder unit with 11 volunteers because of the distance from ambulance services. The first responder unit appears to average about 10 calls per month . SCHOOLS Saugatuck is served by the Saugatuck school district. The school system operates two City of Saugatuck Comprehensive Plan �- ■ 6-6 facilities. Douglas Elementary School accommodates grades K through 6 , and Saugatuck High School accommodates grades 7 through 12. In addition to being used for educational purposes, the schools also have indoor and outdoor recreation facilities. Enrollment is approximately 550 students. OTHER COMMUNI'IY FACllJ.TIES There is more than 97 acres of public land in Saugatuck, most of which is parks (see Chapter 7). Other publicly owned facilities are listed in Table 6. 1. SOLID WASTE DISPOSAL PA 641 of 1978 requires that every county prepare both a short term (5 year) and long term (20 years) solid waste management plan. The plan must be approved by the County Planning Committee, the County Board of Commissioners and by at least 2/3 of the municipalities in the county. The Allegan County Solid Waste Plan dates from 1983 and covers a twenty year planning period. It is presently being updated. The County generates about 220 tons per day of solid waste and has to rely on landfills outside of Allegan County. Solid waste removal in Saugatuck is handled entirely by private haulers. The waste stream from the County, and thus from the City, is expected to increase due to population and tourist increases brought about by the area's shoreline, natural attractions, and proximity to Grand Rapids. The Saugatuck area is defined in the Solid Waste Plan and encompasses Saugatuck Township, Saugatuck and Douglas, as well as small portions of the adjoining communities. The Saugatuck area currently generates 11.3 tons of solid waste per day. In some outlying rural areas, 5-100/4 of the residential waste generated is disposed of or recycled on site. In urban areas, approximately 5% of residential waste is being recycled or scattered by indMdual efforts. The contributors to the solid waste stream by land use are shown in Table 6.3. Table 6 .4 shows the results of a study conducted by the Northeast Michigan Council of Governments (NEMCOG) in the early 1980's. The study involved counties with both urban and rural characteristics. much like the Saugatuck Township, Saugatuck and Douglas area. Solid waste generated has been broken down into specific categories. The numbers probably do not match the actual breakdown of TABLE6.3 TONS GENERATED PER DAY BYLAND USE SOURCE Residential Commercial Industrial Other Not Collected QUANTI1Y (PER DAY) 6.5 2.8 1.8 0.7 -0.5 11.3 NETTOTAL Source: Allegan County Solid Waste Plan TABLE6.4 SOLID WASTE COMPOSITION 1YPE POTSW • Combustible Wastes Paper Plastics Wood Yard Wastes Textiles Food Wastes Rubber Misc. Organics Percentage (%) 44.8 9.2 3.5 4.1 4.2 11.5 2.2 3.0 82.5 TITTALS Noncombustible Wastes Glass Ferrous Aluminum Other nonFerrous Misc. Inorganics TITTALS 5.3 6.6 0.8 0.5 4.3 17.5 • Proportion of Total Solid Waste Source: Allegan County Solid Waste Plan TABLE6.5 PER CAPITA WASTE GENERATED USE Residential Commercial Industrial Average Overall QPE • (LBS. PER DAY) 2.9 5.75 10.6 4.7 • Quantity Per Employee Source: Allegan County Solid Waste Plan City of Saugatuck Comprehensive Plan �6-7 solid waste components in the trt-community area, but give a rough estimate of the components. Per capita waste generated from various land uses is shown in Table 6 .5. The Allegan County Solid Waste Plan projects that solid waste output for the Saugatuck area will increase by 32% by 2000 to 14.95 tons per day due to projected population increase. The goals and objectives of the plan focus on reducing the waste stream through separation and recycling, using private haulers for waste collection, recovering energy from the solid waste stream and providing the public with opportunities to develop solutions for solid waste disposal problems. A recycling center is currently in operation on Blue Star Highway adjacent to 1-196 and exit 41. The center is partially funded by Saugatuck, Douglas and Saugatuck Township and is very well used. Allegan County Resource Recovery maintains the facility, which collects newspapers, plastics, glass, aluminum and brown paper bags. Pickup of metal appliances and tires is also possible by contacting the center. The recycling center was started in 1984. State regulations prohibit operation of a new landfill on: • Land considered by the DNR to be a State recognized unique wildlife habitat. • Land in the 100 year floodplain. • Prime agricultural lands. • A DNR designated and officially mapped wetland. • So close to an historic or archaeological site that it can be reasonably expected to produce unduly disturbing or blighting influence with permanent negative effect. • In a developed area where the density of adjacent houses or water wells could be reasonably expected to produce undue potential for groundwater contamination. Due to the presence of wetlands in the City (Map 4 .4), critical dune areas (Map 4.12). land in the 100 year floodplain (Map 4.3), and areas susceptible to groundwater contamination (Map 4.10), not much is left for potential landfill sites. Furthermore, most of those sites which may be environmentally suitable for landfills have already been developed. Thus it not possible for a landfill to be located within existing City boundaries. City of Saugatuck Comprehensive Plan �I,-------------------•■ N A . ,..___ 0 600 1200 Scale 1" = 1212 ft I I I MAP 6.1 PUBLIC FACILITIES 1) City Hall 2) Public Restrooms 3) Waterwell August 1989 Saugatuck 4) Fire Station 5) Saugatuck High School Planning & Zoning Cen18r Inc, Lansing, Ml �N A jilFW W 0 -- 4,000 8,000 12.000 h Scale 1• • 9060 ft MAP 6.2 WATER SYSTEM I-# IWater Mains ~ Saugatuck Reservoir ■ Proposed Water Intake & Treatment area j O@ Ore August 1989 I Existing Well Locations OAT~ SOURCE: Williams & Works, Inc. Grand Rapids Planning I Zoning Cen18r Inc, Lansing, Ml �■ I N A MAP 6.3 SEWER SYSTEM Saugatuck I~ISewer Lines 1,1 Discharge Line August 1ffl DATA SOURCE: Williams & Wor1<a, Inc. Grand Rapid& Planning & Zoning Centar Inc, Lansing, Ml �N A 0 4,000 8,000 12,000 ft Scale 1" = 9060 ft MAP 6.4 GAS MAINS j Saugatuck /I Gas Mains August 1989 SOURCE:Michigan Gas Utilities Company Planning & Zoning Center Inc., Lansing.Ml �,-~------------------- ■ N A MAP 6.5 STREET CLASS I Fl CATIONS [ZJ [Zl 0 Regional Arterials I/ I Saugatuck Local Streets Local Arterials conectors August 1989 DATA SOURCE: PZC Planning & Zoning Cenller Inc, Lansing, Ml �N A 0 600 Scale 1" 1200 = 1800 1212 ft wl MAP6.6 ACT51 ROADS IZI 0 Saugatuck Major Street County Primary August 1989 DATA SOURCE: MOOT Planning & Zoning Center Inc, Lansing, Ml �7-1 Chapter7 RECREATION AND OPEN SPACE arks, recreation, and open space are essenP tial to the quality of life of area residents, and are an important component of the local tourist economy. They enhance property values, as well as physical and psychological well-being. Parks and open space define the character of each area community, create the scenic atmosphere which stimulates tourism, and provide the basis for popular local leisure activities. Recreation needs are regional in nature and plans must view local recreational offerings as part of a regional recreational system. Local governments, schools, private entrepreneurs, the County, and the State each have a central role in serving local and regional recreational needs. ADMINISTRATIVE STRUCTURE The City of Saugatuck's parks are maintained by the City through its Department of Public Works. Park planning is done by a committee of three City Council members, who are overseen by the City Manager and the full Council. Douglas parks are maintained by the Village's Department of Public Works under the Village Council's Parks and Buildings Committee, which reports to the Village Council. The Township formed a Township Park and Recreation Commission in November 1970, which is an independent governmental entity charged with provision of parks and recreational programs to area citizens. The Commission has six elected members, and is staffed by a parttime maintenance person. Representatives from both Douglas and the Township may be elected to sit on the Commission. The Commission completed the Saugatuck - Douglas Area Parks and Recreation Plan in February of 1985 and updates the plan periodically. Revision of the plan is currently underway. Allegan County prepares and periodically updates a countywide parks and recreation plan. County parks are administered by a tenmember County Parks and Recreation Commission whose members include the Chairs of the County Road Commission, the County Planning Commission, the County Drain commissioner, two County Commissioners, and five members appointed by the County Board of Commissioners. The Commission meets on the first Monday of each month. It sometimes provides financial assistance for local recreational efforts which advance the County Recreation Plan. AREAWIDE RECREATIONAL OPPORTIJNITIES Recreation can be separated into four main categories: physical, social, cognitive, and environmentally related recreation. The former category focuses on sports and various physical activities. Social recreation looks at social interaction. Cognitive recreation deals with cultural, educational, creative, and aesthetic activities. Environmentally related recreation requires the natural environment as the setting or focus for activity. Each of these categories in some way relates to the others. Physical Recreation Intramural athletics are popular for children and young adults in the area and are offered through the summer recreation program. Activities include softball, baseball, rocket football, volleyball, bowling and others (see Table 7.1). The elementary school has a newly expanded playground and Kid's Stuff Park. Playgrounds are also found at River Bluff, TABLE 7.1 SUMMER RECREATION PROGRAMS ACTIVITI T-ball for kids Little League Pony League Slow-pitch softball Fast pitch softball (girls) Semi-competitive softball (boys) Rocket football Swimming: beginner, advanced beginner, intermediate, swimmer, basic rescue & advanced lifesaving City of Saugatuck Comprehensive Plan 1989 PARTICIPANTS 40 46 19 10-18 27 15-20 57 66 �.-7-2 TABLE 7.2 INVENTORY OF OUTDOOR RECREATION . . • • ... - ... ~i jj I~: g u •• S11:e l.ocat lon (acre ■) g _. - u .... :;; .. •l ; "' t◄ : !; I.River Bluff 27 X X 2,Sundown .4 X X J.>.,aalanchier S.H. Beerv Field 1.2 X X 20 X X 7.union St. Launch a.center St. Launcl IO.Villa2e Souare 11 • IJick.s Park. 12.Willow Park. l).Cook Parlt 14.Soear St. Launch i IQ~ X )I X )I X JI X X X X X X X X JI ~ X X .,- X X - X 51 X X )I X 16. Oval Beach 36 X X X X X 60* X X X X )( X X X -X 20. Hilth School X X X X 21. St. Peter's 23. West Wind KOA X X x· IS.Ht. Baldhead 22. 63rd St. Launch s; L~ X X .s 8.6 X 6a X )I - 19. Elementarv Sch. ◄ X 2.s 154 : ◄ :a X X - 17. Tallma2e Woods 18. Old "Airoor.t" . I ~ X X C: C X 1.4 6,Schultz Park .I11~ .. X JI 4 4. Ooul!.laa Beach . ... 0 .. : ... . j • ~ .~~ 1. :: ~ •. : ~ : ~ ... ... ii 3 ~ • < ~ X .-- ..: 12 X X 24. Blue Star Uiway Roadside Park. X X X X X X X X 25. Riveraide Park. Sundown. Schultz. and Beery Parks and the Douglas Village Square. Aerobic fitness classes are offered at the High school. Walking, hiking, biking, boating, golfing, swimming, and cross country skiing are also popular. and enjoyed by a wide range of age groups. Social Recreation A variety oflocal clubs and activities provide social recreation for people of all ages. Festivals, community education programs, and intramural sports provide an opportunity to socialize. Senior citizens activities are organized through the New Day Senior Citizens Club of Douglas. the High School. the Masonic Hall, and various area clubs. Cognitive Recreation The tri-community area is rich in cognitive recreational pursuits. Festivals, art workshops, local theater. historic districts, an archaeological site, summer day camp, and community education programs provide cultural, educational, and aesthetic enjoyment. The Saugatuck Women's Club, Rubenstein Music Club, the Oxbow. Douglas Garden Club. and the Douglas Art Club are among the local clubs which organize cultural activities. City of Saugatuck Comprehensive Plan �7-3 Environmentally Related Recreation Area lakes, the Kalamazoo River. and state and local parks provide area citizens with unique outdoor recreation opportunities. They provide a location for a variety of outdoor activities including boating, fishing, swimming, nature study. camping, hiking, cross country skiing, and nature walks. These areas also serve the cognitive needs of area citizens and tourists by their scenic beauty and relaxing affect. In fact. the most valued attribute of area water bodies and open space to area citizens, as identified in the 1988 Public Opinion Survey, is not physical recreation. but the scenic view they provide. RECREATION INVENTORY Map 7 .1 identifies parks and recreational facilities in the tri-community area. Table 7.2 contains an inventory of these outdoor recreation facilities. There are also two eighteen hole and one nine hole golf courses in the area. This is much higher than typical for such a small population (the standard is 1 golf course per 50,000 people). and reflects the impact of tourism on local recreational facilities. A discussion of the size, condition, and planned improvements for selected area parks is shown in Table 7.3. Proposed recreation projects contained in the Saugatuck-Douglas Recreation Plan are listed in Table 7.4. Table 7.5 includes a schedule of other planned park and open space acquisitions and improvements. RECREATIONAL NEEDS AND USAGE The 1988 Public Opinion Survey highlighted those recreational facilities which residents feel are inadequate in the tri-community area. Table 7.6 lists these by jurisdiction. Non-Motorized Trails and Bike Paths Residents placed highest priority on additional bike paths, cross country skiing routes. and hiking trails. These needs are currently served by non-motorized trails in the Oval Beach/Mt. Baldhead area. The 1985 Saugatuck - Douglas Parks and Recreation Plan. identified bicycle trails as a high· priority and prepared a schedule of capital improvements to achieve this objective. These improvements have not been implemented to date. In 1984. the Saugatuck Township Park and Recreation Commission developed a list of rec- ommended bike paths in the tri-community area. Those recommended for Saugatuck are shown below in order of priority: • Park Streets from Campbell to Perryman. • Oval Beach road. Those recommended for Douglas are shown below in order of priority: • Center Street from Tara to Lake Shore Drive. • Ferry Street from Center to Campbell Road. • Lake Shore Drive from Campbell Road to the Village limits. A path on Blue Star Highway from the bridge to Center Street. which was the Village's first priority, has already been completed. Those bike paths recommended in order of priority for Saugatuck Township are: • Lake Shore Drive from 130th Avenue to M-89. • Holland Streets from Saugatuck to the Y. • Old Allegan Road from Blue Star Highway to 60th St. • Blue Star Highway from 129th Ave . to M89. The regional bike path system would connect with Saugatuck's chain link ferry to afford bicyclists east/west access. This connection runs down Holland Street and across Francis Street to the waterfront and will be served by inner city streets. without the need for additional right of way. At this juncture. bicyclists may ride the chain link ferry to Saugatuck's eastern border. Once on Saugatuck's eastern side. bicyclists could follow Saugatuck's proposed bike path system down through Douglas and south out of the Township. Bike path right of way would also extend north to Goshorn Lake along Washington Road. thereby connecting with Laketown Township. Another future extension could extend the system east along Old Allegan Road into Manlius Township. This is a scenic route , although somewhat hilly. Bicyclists wishing to pass through Saugatuck and on south through Douglas would need additional right of way from Lake Street to the bridge, thereby connecting with the Douglas bike path network. Douglas in tum would extend its bike path south on Blue Star Highway to connect with the Township system. Map 7.2 shows this proposed regional bike path network. Waterfront Open Space A survey of waterfront usage revealed that the most popular waterfront activity is viewing. The second most popular use varied by water- City of Saugatuck Comprehensive Plan �7-4 TABLE 7.3 PARKLAND INVENTORY ~ NAME OF PARK LOCATION PLANNED IMPROVEMENTS 1YPE/YEAR USES SIZE CONDITION pressbox-220 sq.ft., dugouts350 sq.ft., land52,000 sq.ft. 1 acre beach-36,400 sq.ft. nearly 1 acre, bathhouse280 .ft. pavillion-1326 sq.ft., land- 20 acres 66'xl20' pressbox & wash- None room poor; otherwise good Dou las Beery Field Center & Main Sts. baseball. playground, picnic Douglas Beach Lakeshore Dr. public beach & picnic Schultz softball, picnic, 130th & Kalamazoo River playground, launchramQ Union St. at Kal. launch ramp, River Qicnic area Union St. Launch RamQ Saug_. Twp_. River Bluff Kal River above 1-196 bridge; access from Old Al- leganRd. Sundown Blue Star Lake MI Bluff at 126thAve. Blue Star Hwy. south of Skyline Restaurant hilting. picnic, 27 acres boaters stop, nature study. swinging & sandbox picnics, watch66'xl50' ing lakes & sunsets, scenic turnout picnics, resting 30'x200' for travelers Fair None Good Acquisition/ '89 Good None newly installed entry road & pienicarea. New dock & picnic shelter Very poor pad for dumpster/'89, more ilowers/'89, toilet improvements/ 1990-92 new fence; needs landscaping/ 1989-1992 new flowers; needs new bollards & fence re- ~ fence work/1989, bollards/ 1989-90 airs Center St. Park Saug_atuck Village Square I Eastern end of canoe launching, picnics, scenic Center at Kalamazoo River viewing Butler & Main Streets Wicks Park Waterfront between Main & Mary Streets Willow Park Waterfront at Butler & Lucy Waterfront on Water Street Spear Street streetend Cook Park Boat Ramp 3 acres Poor tenni.s courts, drinking fountain, playground, benches, restrooms bandstand, boardwalk, benches, fishing, restrooms viewing area, benches picnic tables 2.5 acres Good 1/2 acre approx. Good 132 ft Good 132 ft. Good boat launch 66 ft. Good additional docking, public restrooms, gazebo ~ City of Saugatuck Comprehensive Plan �7-5 TABLE 7.3 (continued) PARKLAND INVENTORY NAME OF PARK Mt. Baldhead Park LOCATION Park Street Oval Beach Park Lake Michigan Tallmadge Woods USES picnic shelter, tables, restrooms, hiking trails, parking, stairway to obseIVation deck on top of dune, two obseIVation decks on liver beachhouse,concession stand, parking, picnic area. BBQ grills, viewing deck, stairs to beach, obseIVation deck, nature trails current use restricted body. Swimming was the primary use of Lake Michigan. powerboating for Lake Kalamazoo and Silver Lake (which also is popular for fishing), and nature study was the most popular for Kalamazoo River due to its large connecting wetlands and wide array of wildlife- including a large population of Great Blue Herons which have established a rookery in the area. In accordance with usage. the overwhelming majority of residents in Saugatuck cited preservation of existing waterfront open space and increased access to the waterfront as their highest waterfront need. Acquisition ofland and provision of access to Lake Michigan was given highest priority for the waterfront. Open space along Lake Kalamazoo and the Kalamazoo River were also given high priority by the majority of respondents. although the response was higher in the Village (64-69%) and Township (62%) than in the City of Saugatuck (48-50%). A large number ofrespondents also called for additional boat launching facilities. Parks Respondents were asked how frequently they used various local parks and the overwhelming majority responded "never". Oval Beach is used most frequently of the area parks by residents of each jurisdiction. and is used CONDITION SIZE 51 acres Good 36 acres Good 100 acres Good PI.ANNED IMPROVEMENTS 1YPE/YEAR new concession stand & restrooms/ 1990 most heavily by City residents. Douglas Beach is also frequently used. Wicks, Schultz, and Beery park are more frequently used by City and Village residents. than those in the Township. It is important to note that survey responses reflect the usage characteristics of older adults. The average age of survey respondents was 54 to 56 years old. As the age of respondents increases, park usage tends to decrease- especially for parks which specialize in active sports. This reveals the need to orient recreation plans to the recreational needs of older adults. Thus, bike paths. waterfront open space/access. hiking trails, and cross country ski trails should probably receive precedence in future recreation enhancement projects. over more active park facilities like ball diamonds. Senior Citizens Center Senior citizens in the area have been lobbying for a senior citizens center to serve the social and recreational needs of the area's elderly population. Saugatuck's survey results do not reflect support for a senior center. Only 25% of City residents called for a senior center- surprising, given the high proportion of seniors in the City's resident population. City of Saugatuck Comprehensive Plan �.-7-6 TABLE 7.4 PROPOSED RECREATION PROJECTS TRI-COMMUNITY AREA PROPOSED PROJECT VERY HIGH PRIORITY LOCATION . Downtown Saugatuck on the river Willow Park preseivation and improvement Lake Michigan Shoreline Acquire extensive land areas Saugatuck High School New dug outs - football field Douglas Elementary School Renovation of playground equipment Convert weight room to storage & coach's offices Saugatuck High School On river in Saugatuck Remodel Wicks Park restrooms North of Oval Beach Park Acquire land to access to Oxbow Lagoon HIGH PRIORITY Acquire and improve land for marina and park Boat launching facility Develop bicycle trails Purchase park parcel on hill Acquire additional land for River Bluff Park Construct additional public restrooms Clear and develop Moore's Creek Rehabilitate tennis courts Update Village Square Park Expand and improve Howard Schultz Park Riverside Park equipment & improvements Douglas riverfront near bridge City of Saugatuck Entire area In Saugatuck Adjacent to River Bluff in Township Downtown Saugatuck Near Amalanchier Park in Saugatuck Township Village Square Park - Saugatuck Village Square Park - Saugatuck Village of Douglas Village of Douglas MEDIUM Expand underground sprinkling system Acquire land and develop tot lots Develop archery range Beach House rehabilitation Acquire land for neighborhood park Construct concession stand Village Square Park - Saugatuck All areas River Bluff Park - Township Saugatuck Oval Beach Campbell Road area - Saugatuck & Douglas Saugatuck High School Athletic Field LOW Teen Recreation Center Install lighting for tennis courts Develop non-motorized trail Lighting for tennis courts Construct additional locker rooms Downtown Saugatuck Schultz Park Schultz Park Village Square Park - Saugatuck Saugatuck High School Source: Saugatuck - Douglas Area Parks and Recreation Plan, Feb. 1985. City of Saugatuck Comprehensive Plan �7-7 RECREATION AND LOCAL SPENDING In terms of priorities for spending current tax dollars, 42-48% of respondents in the tricommunity area felt that parks and recreation are a high priority. Waterfront improvement was rated high by City respondents. Senior programs were given low local spending priority in the City, despite the high average age ofrespondents. Although they would like to have them, most respondents would not support a community recreation center, a senior center, or a community pool if it meant an increase in general property taxes. TABLE 7.5 PLANNED ACQUISITIONS/IMPROVEMENTS TO PARKS AND OPEN SPACES WCATION East side UruonSlKal. Lake, North of Blue Star (Douglas) Landlocked RuthMcNamara property end of Schultz Park (Douglas) Vacant Lot Blue Star & Main St. (Douglas) Old SE 1/4 SecSaugatuck tlon 2 (Saugatuck) Airport NAME Esther McSic property ACQUISITION COST($) 185,000 IMPROVEMENf FINANCING DNRLand Trust USE Public open space SIZE CONDITION 124,000 sq.ft. Marshy (portion under water) vacant Park 132,000 Dry sq.ft. (vacant) NA NA Future park land 18,000 sq.ft.: nearly 1/2 acres 154 acres 65,000 NA CUrrently forestry management. possible future recreation Dry TABLE 7.6 RECREATION NEEDS IN THE TRI-COMMUNITY AREA 1988 PUBLIC OPINION SURVEY Cl1Y VILLAGE TOWNSHIP Bike paths (68%) Hiking trails (62%) Cross-country ski trails (62%) Lake MI open space (61 %) Lake Kal. open space (50%) Lake MI open space (70%) Lake Kal. open space (69%) Bike paths (67%) Kal. River open space (64%) Parks (50%) Lake MI open space (67%) Bike paths (64%) Lake Kal. open space (62%) Kal. River open space (62%) Cross-country ski trails (60%) City of Saugatuck Comprehensive Plan �N + A .,· ••..1 O 4,000 8,000 ,····......,-·· 12,000 ft ,,·· , ~-0 AVC , Scale 1" = 9060 ft 2.5 "' /j " ----. .·...... . .. '· . , l, TJN,RIIW •., , .... (' , . .•· • 55 M-89 SAUGATUCK TWP. MAP7.1 OUTDOOR RECREATION SITES Saugatuck 1) - 25) See Chapter 7, Table 7.2 26) West Shore Gott Course 27) Clearbook Gott Course 28) Mi-Ro Gottcourse 29) Center Street August 1989 DATA SOURCE :Saug. - Doug . Parks & Rec. Plan. 1985 Planning & Zoning Cenl&r Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft L • KALAMAZOO LAKE MAP 7.2 PROPOSED BIKE PATHS ~ Proposed Bike Paths ~ Chain Link Ferry August 1989 DATA SOURCE: Saugatuck Township Par1< and Recreation Commission Saugatuck Planning & Zoning Center Inc, Lansing, Ml �8-1 Chapters WATERFRONT S augatuck was the first settlement in Allegan . County. Its natural protected harbor along the Kalamazoo River and proximity to Lake Michigan gave it a ready means of water transport- essential to the commerce of the day. Throughout its history. land use actMties along the Lake Michigan shoreline and the riverfront have continued to dominate the economic life of the tri-community area. Lumbering, boat building, basket making, fruit transport. and even large Great Lakes passenger boats have, at different times, relied upon the River connection. Tourists have always been attracted to the area, but tourism is now the number one economic actMty. Today's waterfront activities are dominated by tourist and pleasure craft needs. especially sailboats, powerboats, charter fishing boats and other tourist boats. Consequently, how the waterfront is used will be of crucial importance to the future of the tri-community area. The primary issues concerning proper future use of the waterfront involve competition between economic development and environmental protection. Waterfront lands represent the highest value lands in the tri-community area. and local officials are therefore concerned about the potential tax base associated with use of waterfront lands. In order to finance the service needs of local residents. the tri-communities must balance taxable and nontaxable land uses. This presents a dilemma. Although waterfront lands have high revenue generating potential, a major attraction of both the Lake Michigan and Kalamazoo River waterfronts is their scenic, natural shorelines composed of forested sand dunes and large wetland areas. Should these natural areas be greatly damaged or destroyed through inappropriate development, then the "goose that laid the golden egg" will be dead. It is essential that the natural beauty of the waterfront be maintained along the Lake Michigan shoreline, the Kalamazoo River from the channel to Saugatuck. and from the Blue Star Highway bridge inland. Limited additional development along the waterfront on Lake Kalamazoo and the Douglas side of the bayou east of Blue Star Highway may be both desirable and necessary. However, such development must be undertaken carefully to maintain the delicate balance between economic development and environmental protection. It is both necessary and possible to manage the waterfront for a variety of purposes. Yet it is always difficult to manage for multiple uses. Some individuals value land management to retain the necessary habitat for birds, fish and wildlife. Others feel it should be managed to maximize surface water use, or for intensive waterfront dependent actMties like ship building or power generation. Based on some of the technical data presented below. existing use information, citizen opinions. and the goals and objectives presented at the beginning of this Plan. the waterfront in the tri-community area can, and should, be managed to accommodate a wide range of land uses and activities. This Plan seeks to define a balance between competing uses. It places protection of the natural environment as first and foremost in making future land use decisions along the Lake Michigan and Kalamazoo River waterfronts. The ultimate goal is to minimize disruption of the natural environment so that new development is in harmony with the environment. rather than in conflict with it. Some destruction of the limited remaining wetland areas along Lake Kalamazoo is only justified where the public benefits of particular projects are very great (e.g. a public marina or additional public access to the waterfront). Watersheds of the Kalamazoo River Basin The Kalamazoo River extends from south of Homer in Hillsdale and Jackson Counties to its outlet at Lake Michigan in Saugatuck Township (see Figure 4 . 1) . With the exception of lands adjoining Lake Michigan (which drain directly into the Lake) and a small area in the southeast comer of Saugatuck Township, all land in the tri-community area is part of the Kalamazoo River Basin. Eight small watershed areas lie within the tri-community area and discharge into Lake Michigan via the Kalamazoo River (see Map 8.1) . These include Goshorn, Peach Orchard. Tan- City of Saugatuck Comprehensive Plan i, I �8-2 nery, Silver and "Cemetery" Creeks, as well as the Morrison Bayou at the eastern end of the Kalamazoo River as it enters the Township. Most of Douglas and Saugatuck also drain separately into the Kalamazoo River and Lake Kalamazoo. Slopes in the area are generally less than 10 percent though locally they may be in excess of 20 percent. Runoff erosion is taking place in the highlands, contributing sediment to backswamp areas and Lake Michigan. Monthly (exceedance) flows for the Kalamazoo River, based on a 1649 square mile drainage area near Fennville (#0410B500, T2n, Rl4W, NE 1/4 Sec 5), were averaged from measurements taken between 1929 to 1985 by the Hydrologic Engineering Section, Land and Water Management Division, MDNR Estimates based on these measurements were then prepared for the larger drainage area of 2060 square miles at the mouth of the Kalamazoo River (T3N, Rl6W, Sec 4, Saugatuck Township). Ninety-five percent and fifty percent exceedance flows are shown in Table 8.1. These are flows exceeded 95% or 500/4 of the time. The lowest 95% exceedance flow in Fennville (nearly drought level) was measured during August at 410 cfs, and is estimated to be 520 cfs at the mouth of the Kalamazoo River. The 500/4 exceedance flow in Fennville ranged from a low of 860 cfs during the summer months to 2010 cfs TABLE 8.1 KALAMAZOO RIVER EXCEEDANCE FLOWS (1929-85) MONTHLY AVERAGE CUBIC FT /SECOND FENNVILLE janua:ry February March April May June July August September October November December RIVER MOUTH 500/4 95% 500/4 95% 1350 1400 1950 2010 1600 1250 970 860 860 980 1210 1300 710 790 1010 1040 830 630 480 410 480 520 650 750 1690 1750 2430 2510 2000 1560 1210 1070 1070 1220 1510 1620 890 990 1260 1300 1040 790 600 520 600 650 810 940 Source: Hydrologlc En~eertnfuSection, Land and Water Resources DMs on, Mic gan Department of Natural Resources. during April. Corresponding estimates for the mouth of the Kalamazoo River ranged from 1070 cfs during the summer months to 2510 cfs during April. The 100 year discharge is estimated at 15,400 cfs at the mouth of the Kalamazoo River, and 12,500 cfs at the Fennville gage. ~ PRIMARY ECOSYS'IEMS The tri-community area has three basic ecosystems, two of which parallel the waterfront. The first ecosystem is comprised of hardwoods holding the sand dunes in place along the Lake Michigan shoreline. These woodlots are inhabited by small game such as fox squirrels, rabbits, raccoons, deer, wild turkey, and opossums. This ecosystem is comprised of fauna common to most of Michigan. but its balance is easily upset by the disruption of its shallow organic soils. Any ground cover that is damaged or removed should be quickly replaced with cover that will hold and prevent sand from blowing or rapid wind erosion may occur. Michigan's most famous ghost town, Singapore, once a thrivinglumbertown, lies beneath these shifting sands near the mouth of the channel. The second ecosystem is the marsh-wetland ecosystem that covers the area along the Kalamazoo River, Silver Lake and Goshorn Lake, and the connecting tributaries. This area is covered with marsh grasses, low shrubs, poplar trees, spruces, some white pine, and other softwoods. The cover is inhabited by common Michigan marsh dwellers such as frogs, turtles, ducks, blackbirds, and snakes. The marsh ecosystem is also populated by muskrat, mink, mallard duck, black duck, teal, wood duck, blue heron, Canadian geese. and mute swans. Golden eagle and osprey used to frequent the area. The marsh ecosystem is very sensitive to changes in water quality and disruption of vegetation. Great care must be taken to limit siltation and disruption to vegetation when working in this ecosystem. The third ecosystem covers the rest of the Township and is predominantly agricultural/forest with birds and wildlife common to this dominant ecosystem in Michigan. The entire Saugatuck/Douglas area is designated as an area of particular concern by the DNR Areas of particular concern are those having scarce resources, unusual scenic beauty, unusual economic value, recreational attractions, or some combination of the above. They are only located in coastal areas. Altering the City of Saugatuck Comprehensive Plan ~ ~ ""\ �8-3 environment in an area of "particular concern" could have a significant impact on the quality of coastal and Great Lakes waters. WATER QUALITY The Kalamazoo River watershed includes many types of land uses and the River flows through several large developed urban areas including Kalamazoo and Battle Creek. When it reaches the tri-community area, the quality of this water is not good. Despite the water quality problem, the River from about one-half mile downstream from the Hacklander Public Access Site (in Section 23) , has been designated as a "wild-scenic river" under Michigan's Natural River Act, Public Act 231 of 1970. Land use restrictions have been imposed to retain its natural character within 300 feet of the River's edge. The basic water management goal is the elimination of the pollution threat to surface and groundwater resources. The Kalamazoo River is designated by the DNR to be protected for recreation (partial body contact) , intolerant fish (warm water species). industrial water supply, agricultural and commercial uses. Downstream from the Kalamazoo Lake, the river is protected for cold water anadromus fish species (trout and salmon). Kalamazoo Lake and Goshorn Lake are designated to be protected for recreation (total body contact) , and intolerant fish (warm water species). These water management objectives are nearly ten years old, but there have been no concerted efforts to update them and cany them out. A push to revise the objectives is underway statewide, but it could be years before any action plans are carried out for the Kalamazoo River. 1988 Public Opinion Survey results reveal that citizens in the tri-community area feel that the water quality of the Kalamazoo River and Lake is poor to very poor (58%-700Ai). Lake Michigan is rated fair to good (31-50%). and most respondents familiar with the water quality of Silver Lake felt that it was fair. The majority of respondents who are familiar with these water bodies, feel that the water quality of Lake Michigan and Silver Lake has deteriorated slightly in recent years, and Kalamazoo River and Kalamazoo Lake has deteriorated slightly to greatly . Most respondents who reside in Saugatuck, however, felt that the water quality has stayed about the same. Basic water quality data on the River appears in Table 8.2 for selected months in 1978, TABLES.2 KALAMAZOO RIVER WATER QUALITY FECAL COLIFORM PER lOOML PHOSPHOROUS TOTAL OR1HO MG/L MG/L NITROGEN SEDIMENIS MG/L HEAVY METALS MERCURY MG/L MG/L LEAD N02 N03 MG/L TONS/DAY Fennville 1/27/88 5/18/88 7/28/88 9/21/88 Saugatuck 3/19/86 6/25/86 9/11/86 Saugatuck 1/10/78 5/1/78 7/20/78 9/11/78 28 96 .05 .04 .08 .07 .01 <.01 <.01 .02 1.4 0.5 0 .67 0.64 5 26 17 39 29 102 30 202 200 200 .08 .11 .14 .02 .02 .01 1.6 0.88 0 .39 21 13 21 161 102 103 .07 .12 .12 .15 NR NR NR NR 1.7 0.34 0.54 0 .00 9 20 15 28 27 123 26 72 120 69 NR • Not Reported Source: USGS Water Resource Data For Michigan, Water Resources Division, U.S. Geologic Survey. City of Saugatuck Comprehensive Plan <5 <. l <5 <.l <5 <.l <5 <. l 20 10 <.5 <.5 .5 �8-4 1986, and 1988. The sampling point was moved from Saugatuck to Fennville in 1987. This data reveals an increase in sedimentation and a decline in heavy metals. It also shows an increase in fecal coliform (intestinal bacteria) levels to 200/100 ml at the former testing site in Saugatuck- the maximum level permitted under rule 62 of the MDNR Water Resources Commission General Rules of 1986. Phosphorous and certain nitrogen levels have not changed appreciably in the past ten years. The Kalamazoo River between Calkins Dam and Lake Michigan has been designated an Area of Concern in the 1988 Michigan Nonpoint Source Management Plan (MNSMP). due to contamination of fish from PCB's. The primary source of contamination was identified as PCB contaminated sediments upstream in the Kalamazoo River and Portage Creek. These sediments continue to erode, resuspend, and dissolve PCB's into the water column where they are transported downstream. Due to the presence of PCB's, advisories are in effect for consumption of fish caught in the Kalamazoo River or Lake Michigan. The advisory warns against any consumption of carp, suckers, catfish, and largemouth bass taken from the Kalamazoo River downstream from the Morrow Pond Dam to Lake Michigan and Portage Creek downstream from Monarch Millpond. Limited consumption of other species (no more than one meal per week) is considered safe for all except nursing mothers, pregnant women, women who intend to have children, and children age 15 and under. In Lake Michigan limited consumption of Lake Trout 20-23", Coho Salmon over 26", Chinook Salmon 21-32". and Brown Trout up to 23" is considered safe for all except nursing mothers, pregnant women, women who intend to have children, and children age 15 and under. Individuals should not consume carp, catfish, or Lake Trout, Brown Trout. or Chinook which fall outside of the acceptable size for limited consumption. To address the PCB problem, the MNSMP has devised a Remedial Action Plan with the goal ofreducing human exposure to acceptable levels (1: 100,000) and thus reducing fish tissue concentration to a maximum .05 mg/kg and reducing water column levels to .02 ng/1. Actions taken to address the problem include: strict controls on direct discharges of PCB's; a feasibility study of remedial alternatives; funding through State Act 307 to take remedial action at three sites; and legal action and negotiations with private parties at two other sites (see MNSMP, November 7, 1988, p. 328). Efforts initiated in the '70's to identify and require extensive treatment of pollutants prior to their dumping into the River will continue to slowly improve the quality of the water. As the nutrients like phosphorus and nitrogen are removed from wastewater entering the River, less new plant life will be stimulated and more oxygen will be available for fish. One of these efforts is the Michigan Water Resources Commission Act, which requires all discharges into the water to have discharge permits. In addition, the Federal Water Pollution Control Act established the National Pollutant Discharge Elimination System (NPDES) permit program. Under these laws, any public or private facility which will emit any point-source discharge into the water must first receive a NPDES discharge permit. The permit program sets forth limitations and monitoring requirements to protect water quality and meet treatment standards, and establishes strong enforcement actions for violations. The Surface Water Quality Division, MDNR, administers NPDES permits. NPDES permits issued in the tri-community area are shown on Table 8.3. However, sedimentation and nonpoint sources of pollution will remain a problem. In contrast to pipes that discharge directly into a waterbody, nonpoint sources of pollution include those pollutants that do not originate from a single point- such as fertilizer and pesticide runoff from farmers fields and petroleum based pollutants that wash off parking lots and roadways. The most obvious pollutants are the physical litter and debris that are carelessly dumped into the River or Lake and which typically wash up along the shore. Michigan's 1988 Nonpoint Pollution Assessment Report concluded that 99% of Michigan's watersheds have at least one waterbody with a non-point source pollution problem. In-place contamination and atmospheric deposition were listed as the primary non-point sources of pollution for the Kalamazoo River. Stronger efforts to improve water quality will have a positive affect on tourism, recreation, and future growth and development of the tricommunity area. All sources of pollution affect water quality, and hence the utility of the water resource. While the tri-community area must rely on outside agencies to enforce pollution control laws upstream, some efforts can be undertaken by Saugatuck, Douglas and Saugatuck Township to improve water quality City of Saugatuck Comprehensive Plan �8-3 TABLE8.3 NPDES PERMITS ISSUED IN THE TRI-COMMUNITY AREA PERMIT RECIPIENT ADDRESS DISCHARGE Culligan processed wastewater treated municipal waste 900,000 gal/ day purged groundwater, purgable halocarbons 12,000 gal/day non-contact cooling water & cooling tower blowdown Kal. Lake Water & Sewer Authority Kalamazoo Lake Groundwater 201 Culver St. , Saugatuck 340 Culver St., Saugatuck 6449 Old Allegan Rd., Saugatuck Purge 1\vp. Rich Products 350 Culver St., Saugatuck WCATION Kalamazoo Lake via storm sewers Kalamazoo River outfall 001 Kalamazoo River outfall 001 Kalamazoo River via storm sewer EXPIRATION DAIB 1991 1990 1993 1990 Source: MDNR Surface Water Quality Division TABLE8.4 LAKE MICHIGAN LAKE LEVELS YEAR WWESTEL FEETAS.L. MONTI-I HIGHEST EL MONTI-I FEET A.S.L. 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 578.00 578.12 578.31 578.92 578.51 578.17 578.85 579.02 579.57 580.36 578.96 578. 10 February March February December February March February February February February December December 578.57 579.01 580.02 579.77 579.43 579.02 580.08 580.23 580.84 581.62 580.65 579.04 July October April July July April July July June October January May DIFFERENCE DIFFERENCE IN FEET IN INCHES .57 .89 1.75 .85 .92 .85 1.25 1.21 1.27 1.26 1.69 .94 6.84 10.68 20.52 10.20 11.04 10.20 15.00 14.52 15.24 15.12 20.28 11.28 Source: The Michi&an Riparian, May 1989 and prevent further pollution within the tricommunity area. These will be discussed further later in this Chapter. LAKE LEVELS The natural level of the Great Lakes goes through periodic changes that are based predominantly on rainfall and evaporation within the entire Great Lakes Basin. Since a century peak in 1986, Lake Michigan has steadily fallen to its current level of around 578 feet (see Table 8.4). The Kalamazoo River, Kalamazoo Lake and Lake Michigan are interconnected. Thus, water levels on the River and Lake Kalamazoo are largely dependent on Lake Michigan water levels. Consequently, land uses adjoining the waterfront should be based on the vagaries of fluctuating Lake Michigan water levels. This has not always been done as was evident by extensive shore erosion and flooding during the last high water period. When water levels are high "no-wake" zones, which are always in effect from the channel to Mason Street in Saugatuck, are extended City of Saugatuck Comprehensive Plan �8-6 to cover all of the Kalamazoo Lake shoreline and parts of the River east of Blue Star Highway (see Map 8.2). When a "no-wake" speed is in effect. then all motor boats and vessels must limit speed to a slow no-wake speed when within 100 feet of: •rafts.except for ski jumps and ski landing floats; • docks; • launching ramps; • swimmers; • anchored. moored or drifting boats; and • designated no-wake zones. This means a speed slow enough that the wake or wash of the boat creates a minimum disturbance. Owners and operators are responsible for damage caused by wakes. HARBOR Map 8.3 is the existing harbor map (June 1987) distributed by the National Oceanic and Atmospheric Administration. It depicts water depth for the shoreline along Lake Michigan. and the River through Kalamazoo Lake. Channel depth is maintained by periodic dredging to a depth of 13 feet to Main Street in Saugatuck. (Dredging at the mouth of the channel is to begin in July 1990 and be completed in the Fall of 1990.) The depth then drops to 20-27 feet for the next 500 feet. Between that point and Tower Marine, the water depth is about 7 feet. Most of the rest of Lake Kalamazoo varies between 1 and 4 feet in depth with not more than 2 feet being the most common. The Douglas shoreline. east of Blue Star Highway is only 1-2 feet in depth except for a small area running NW-SE from the center of the bridge and connecting to the Point Pleasant Yacht Club. This natural harbor is the principal attraction for nautical tourists which flock to the area during summer months when the marinas are used to capacity. Hundreds rent dockage by the season. Many live on their boats for weeks on end. The demand for dockage appears to be greater than the supply. despite the huge number of slips available (see Map 8.4). In 1976 there were 8 marinas with approximately 800 slips. In 1989, there are 26 legally operating marinas with 966 slips. There are about half dozen marinas without current permits and these contain over 30 more slips. There are also a number of slips maintained by private residences for their own personal use. Marina permits are required for any commercial activity, so as few as two slips could require a marina permit if they are rented. Permits are issued for a three year period by the DNR On peak summer weekends the number of boats on the lake could be twice to thrice the normal level. This presents one of the most serious problems jointly facing the tri-community area- how to deal with surface water use conflicts. The Lake has a total surface water area of 184 acres. Acreage available for recreational boating is dramatically reduced by the dockage which extends into the Lake hundreds of feet and by the shallow water at the edge to about 133 acres. Yet. on summer weekends the River is a constant highway of boats moving in and out of the Lake. Recreational sailing. fishing, swimming. sailboarding and water skiing are limited by all of the motorboat traffic. However, durtng the week, other water surface actMties can go on without much interference. MARINE SAFETY The Allegan County Sheriffs Department. Marine Safety DMsion, maintains strict control of the waterways. The Department has 8 marine officers. Normally. two officers patrol by boat. but three to four officers patrol during holidays and special events. Officers patrol in a 2 7 foot Boston Whaler with two 150 horsepower outboard motors. This boat is equipped for Lake Michigan rescue, and has a noise meter which monitors the 86 decibel noise limit. From Memorial Day to Labor Day officers put in 635 hours of patrol duty on Kalamazoo River and Kalamazoo Lake. One hundred and ten hours were spent patrolling Lake Michigan. Most patrols occur between Friday and Sunday. and about half of the Department's budget goes to patrolling the Saugatuck area. In the summer of 1989, 189 tickets were issued on Kalamazoo River and Kalamazoo Lake. 11 were issued on Lake Michigan. 276 warnings were issued, 10 complaints were received, and 6 boating accidents occurred. The Department also conducted 378 safety inspections. The most common violations are inadequate life preservers on board and lack of current registration. The Department notes that slow/no wake, and hazardous violations were down in the summer of 1989. The most common surface water use conflicts identified by the Sheriffs Department include sailboat and motorboat conflicts and complaints over the noise and attitude ofjet City of Saugatuck Comprehensive Plan 0I" �8-7 skiers. Conflicts between sailboats and motorboats are most common on Saturday. EXISTING LAND USE Existing land use ts described in detail in Chapter 5. All land uses along the waterfront are oriented to the water. The bulk of the waterfront in the Township from the channel to the City is developed as single family residential. The City and Village waterfronts are predominantly residential and marina. The balance of the waterfront. which lies in the Township, is in a natural state with some areas of residential development (such as along Silver Lake). Many commercial establishments (mostly motels and restaurants) are also located here. Except for the Broward Boat Company near the channel, there are no industrial activities along the waterfront. A number of small parks are located along the waterfront. but there are few public access sites and, except for Shultz Park. these proVide little space for transient parking. CONFLICTS/PROBLEMS At an interjurtsdictional meeting on water front issues on November 1986, five key issues were identified: • high water and its impacts • development and acquisition of public lands along the waterfront; • limiting the intensity of shoreline development; • preservtng the scenic character of the shoreline enVironrnent retaining Visual access to. of the • surface water use conflicts. Each of these remain important issues as shown in the 1988 Public Opinion Survey. FIGURE 8.1 LINKAGE PLAN J-t R-2 R-1 R·2 ~(commercial) ~wetland · AG. 10 I Source: Conaerve Oakland County•• Natural Reaourcea: A Manual for Planntni &: Implementation, Department of Public Works, Oakland County, MI. September 1980. City of Saugatuck Comprehensive Plan �8-8 High Water When Great Lakes water levels are high, erosion along the Lake Michigan shoreline increases. The impacts of erosion are clear along Lakeshore Drive, where part of the road has been washed away. Many high value homes will be threatened by additional erosion in this area. Erosion along the River and Lake Kalamazoo also increases with higher Lake Michigan water levels. Many bulkheads and similar shore protection devices were installed to minimize the effects of the most recent high water level. Raising some of the land and structures would be necessaxy if lake levels remained high for lengthy periods. On the positive side, the south shore of Lake Kalamazoo becomes more attractive to marina development when water levels are high since it is very shallow in this area. Likewise, when water levels are below average, some existing dockage is unusable. Fluctuating lake levels are part of a natural system. The costs and implications of trying to artificially manage the entire Great Lakes Basin to maintain even Lake levels is not known. but waterfront land use decisions in the tri-community area should be made based on the assumption that Lake Michigan water levels cannot be artificially maintained. Acquisition and Development of Public Lands Along the Waterfront Two types of public lands are needed along the waterfront. One is parkland/ open space and the other is a public marina. Existing open space along the waterfront should be preserved (see Map 8.5). Several street ends provide needed relief from structures along the shoreline. These public open spaces are generally well managed, and efforts should be initiated to ensure that they are not lost. Existing parks along the shoreline should also be linked together. and with other inland parks, by pedestrian and bicycle paths whenever the opportunity arises (see Figure 8.1). The lack of parkland along the Lake Michigan shoreline is most acute for Township residents. and somewhat less severe for Village residents. Outside of purchasing and developing new land for parks, the tri-cornmunities should consider establishing a separate park and recreation authority responsible for maintaining all parks presently owned by the three communities. The benefit would be providing access to Oval Beach by Village and Township residents and spreading the fiscal responsibility for main- tenance across more taxpayers. This would also make it more feasible to acquire additional park space as needed. Because residents of three jurisdictions would benefit, grant requests would probably be more favorably reviewed. Public marina space is also needed as there are only three public access sites along Lake Kalamazoo and the River presently. and two are too far inland for most daily boaters. The third is a street end in Saugatuck and has no adjacent parking. Private marinas provide transient berthing opportunities, but there is considerable demand for more. By having a facility to attract more transient boaters, the three communities would be gaining additional tourist income. The three most logical places for such a facility are: 1) immediately adjacent to the Blue Star Highway bridge in Douglas and extending to the existing launch facility adjacent to the Kewatin: 2) converting the Center Street maintenance facility in Douglas to a public marina; 3) at some distant time (or if the opportunity arose) by replacing the Rich Products office building in Saugatuck with a public·marina and accompanying parking. Alternatively. if adjacent parking could be secured, the street end next to Gleason's in Saugatuck could be a good public access point. While the public opinion survey did not reflect overwhelming support for a public marina, there appears to be demand for such a facility from persons outside the tri-community area. Its long term economic benefits may well justify its cost. especially if state or federal funds could be secured to help pay for it. Limiting the Intensity of Development The primaxy future development of waterfront lands in the City will be redevelopment of existing parcels. In the Village it will focus on further development along the South Shore of Lake Kalamazoo. In both areas it will be critical that new development is neither so dense, nor so high as to block existing public views of the waterfront or further "wall" the Lake with structures. Recommendations to prevent this are included in Chapter 10. It will be critical that all three communities agree to a common approach to waterfront development, embody that in land use plans. and then implement those plans. To some extent. uniform densities. setbacks. and height regulations will be valuable, especially around Lake Kalamazoo. Additional development around Silver Lake needs to remain at a very low density in keeping City of Saugatuck Comprehensive Plan �8-9 with the septic limitations of the land and the limited recreational value of this shallow waterbody. The eastern end of the Kalamazoo River should likewise receive little new development in keeping with its Natural River designation. Retaining Visual Access, Aesthetics and the Character of the Area As has been emphasized throughout this Plan, the natural beauty of the waterfront has much to do with the attraction of the tri-community area. Local development regulations should be reviewed and revised if necessary, to insure that new development complements, rather than detracts from this natural beauty. Old vessels should not be permitted to lie beached along the shoreline, because this also detracts from the beauty and character of the waterfront. Several vistas have public values that deserve protection. These include the entry into and exit from Lake Michigan on the Kalamazoo River, the view from Mount Baldhead, the view of Kalamazoo Lake from both ends, and approaches to the Kalamazoo River Bridge. The public opinion survey strongly supports the provision of additional open space along Lake Kalamazoo and the Kalamazoo River and demonstrates that the prtmary use of the area's water bodies is viewing. Yet, recent development pressures have led to overbuilding of condominiums along the waterfront, shutting off all public viewing of the lake from existing rights-of-way. Any future development along the channel should be set back sufficiently to maintain the broad open views that are presented to boat travelers entering or leaving the Kalamazoo River. The view from the top of Mount Baldhead should be improved by careful selective pruning of dead or dying trees blocking good views of Saugatuck and Lake Kalamazoo. The curve going northbound on Blue Star Highway in Douglas just before crossing the bridge is the only good panorama of Kalamazoo Lake. A public turnoff, the acquisition of a scenic easement, or the concentration of new development on the western portion of those undeveloped lands should be initiated to protect that important view. In addition, the land adjacent to the west side of the bridge in Douglas should be selectively pruned to improve the view to travelers crossing the bridge (northbound) until a public marina could be established there. Surface Water Use Coriflicts Resolution of surface water use conflicts will require more planning and a uniform approach to regulation. Most important is establishing the carrying capacity of Lake Kalamazoo and the River to the channel mouth. Carrying capacity refers to the physical capacity and intrinsic suitability of lands (and water) to absorb and support various types of development (or use). Such an analysis is typically performed by an inventory of existing surface water use during weekdays and peak weekends. Data is then examined in terms of the size of the waterbody and its capacity to assimilate various mixes of use. Such an analysis would probably reveal some, but not much excess capacity for new boat slips, because any number of boaters can access Kalamazoo Lake from Lake Michigan. Without an analysis of carrying capacity, the amount of new boat slip development and related surface water use conflicts are difficult to evaluate. Some time or surface zoning could be established in conjunction with the DNR if desired. For example, water skiing, jet skiing, fishing, sailing, etc, could be limited to particular parts of Lake Kalamazoo or Silver Lake or to particular times of the day. Another option could be a harbor patrol paid for by all three governmental units. More information is necessary to establish the need for regulation. If surface water use is regulated, each unit of government would need to agree to a common regulatory approach. Surface water use conflicts will grow more acute on Lake Kalamazoo if existing dockage is extended much further into the Lake. Such extensions should not be permitted as the surface area available for various recreational uses will be too drastically reduced. Existing no-wake zones should also be more rigorously enforced. RECOMMENDATIONS TO GUIDE FUrURE USE In seeking to balance economic development with environmental protection, the concept of carrying capacity should be a major consideration. If the carrying capacity of land or water is exceeded, then actMties cannot be undertaken without unacceptable impacts on users, the environment, or both. Impacts can include increased trip times, decreased safety. pollution, loss of open space, and many other considerations. The key is prevention of overuse by limiting intensity of use on adjoining lands and regulating surface water use. City of Saugatuck Comprehensive Plan �8-10 Environmental protection must be a leading principle in making future land use decisions along the waterfront. Environmentally sensitive areas such as sand dunes, wetlands, high risk erosion areas, floodplains, and key woodlands should be protected from unnecessary destruction. Development should complement rather than destroy these areas and their values. By doing so the environmental quality of the air and water will be improved, wildlife habitat will be preserved, scenic values will be protected, and the character of the area will be maintained. Some new intensive shoreline development will be desirable and necessary, but the balance should not be disproportionately on the side of new tax base as it has been for the past decade. Opportunities to enhance the waterfront should be seized. Parks and open spaces should eventually be linked with other public places. Additional access to the waterfront should be acquired when available, and existing access via street ends and parks should not be lost through neglect or inaction. A new public marina should be constructed if resources are available and the cost could be spread among local citizens and other users (such as through grants or user fees). Visual access from public thoroughfares and walkways should be maintained in all new waterfront development. Protection mechanisms, like the Natural River designation, should be recognized for the ancillary benefits they bring to the community. A local "Friends of the Riverff organization could be instituted to annually adopt and clean up the shoreline to remove floating debris, other waste, and downed timber that become lodged there. A special effort to maintain the character of Lakeshore Drive along the Lake Michigan shoreline should also be initiated. A comprehensive stormwater management plan and wetlands protection plan should be instituted as part of a broad water quality protection program that is based on the small watersheds that feed the Kalamawo River Basin. The Soil Conservation Service should be asked to assist in preparing nonpoint pollution guidelines to help guide farmers in land management practices that help keep the River clean. spectjurisdiction boundaries. Their future quality and desirability depends on all governmental units through which they flow playing an active and supportive role in protecting and improving water quality. To advance this goal, the jointly appointed waterfront committee should be reinstituted or its responsibilities shifted to the Joint Planning Committee which helped fashion this Plan. NEED FOR INTERGOVERNMENTAL COOPERATION Each of these recommendations requires a strong degree of intergovernmental cooperation. Watercourses. like the environment, do not re- City of Saugatuck Comprehensive Plan �N A Saugatuck MAPS.1 WATERSHEDS ·1.•j [#, Kalamazoo River Basin Boundary [2] Creeks & Drains Small Watershed Areas: 1) Douglas 2) Tannery Creek 3) Peach Orchard Creek 4) Kalamazoo/Morrison Bayou 5) Ash Drain 6) Silver Lake Creek 7) Goshorn Creek 8) "Cemetery" Creek 9) River Bluff-Indian Creek 10)Saugatuck August 1989 DATA SOURCE :Allegan County Drain Commission Planning & Zoning Center Inc, Lansing, Ml �r- / N A 7 MAPS.2 NO-WAKE ■ Saugatuck No-Wake Area E'.~m Additional No-wake Area During Periods Of High Water August 1989 DATA SOURCE: Tri-Community Waterfront Comminee Planning & Zoning Center Inc, Lansing, Ml �31 >O 32 JI JI 33 2, ,. 34 37 JO 2• 2, 37 ,. 30 ,. 2' ,. 23 ,. 33 ~ . 2• 27 ~ 31 26 ,. 22 • 27 20 --~:...,...~~ ; ,.'.:.:., -#~ 2 - , -,·-·: -· ~--Oo :-::::.-~✓,,,.. 2 ·i~~~ ~~~~--= MICHIGAN Sol• 11 IS.000 IOUNDINOS IN P"Eff FHT ,oi .... f MAP 8.3 SAUGATUCK HARBOR �MAP8.4 MARINAS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21 . 22. 23. 24. Saugatuck Ship & Shore Motel/Boatel (0) East Shore Harbor Club (64) Pointe Pleasant Yacht Club (14) Sergeant Marina (63) Tower Marina (322) Skippers Cove (12) Water Side Condo (12) Naughtins Marina (37) Saugatuck Yacht Club (16) Deep Harbor Deve, Inc. (46) South Side Marina (24) Casa Loma (11) Gleasons Marina (9) Saugatuck Yacht Co. (81) Walkers Landing (22) Windjammer Condo Association (12) Schippas Marina (10) Singapore Yacht Club (50) West Shore Marine Inc. (57) Bridges Of Saugatuck (8) Coral Gables (50)) v & L Properties (10) Back Bay Marina (12) Southside Marina (24) Total Number Of Permitted Marina Boat Slips lnArea.........966 August 1989 DATA SOURCE:DNR Planning & Zoning Center, Inc, Lansing, Ml ��N A MAP 8.5 STREET ENDS/ PARKS G Street/Road Ends 0 Saugatuck Parks ~ Pub_lic Access 1) Oval Beach 2) Mount Baldhead 3) Chain Link Ferry 4) Douglas Beach August 1Q89 Planning & Zoning Center Inc, Lansing , Ml �N A See Preceding Map For Information Regarding This Area MAPS.SA STREET ENDS/PARKS ~ Street/Road Ends @] Public Access August 1989 0 Saugatuck Parks . 1) Shultz Park 2) River Bluff Park 3) Sundown Park Planning & Zoning Center Inc, Lansing, Ml �9-1 Chapter9 GROWTH AND DEVELOPMENT TRENDS G rowth and development trends reflect past settlement patterns in a community and provide a basis for estimating future development patterns. Growth rates are one aspect of change. These show which areas are growing at a faster rate. Residential construction permits show where most of this residential development is taking place and provide insight into residential preferences. Population trends may be used to project future population, which is used to estimate future land use needs and settlement patterns in a community. And finally, a "build out" scenario may be created based upon the vacant or buildable sites in an area to get an idea what the area might look like if it were developed according to current zoning and use requirements. A more complete discussion of these issues is included below. GROWfH RATES The City went from a 19% growth rate in the 60's to only 6% in the 70's. The City's slowing growth rate is due in part to a shrinking supply of vacant or developable land and in part to a higher proportion of seasonal residents and elderly in small households. In terms of actual numbers, the areawide population nearly doubled between 1950 and 1980, when it reached a total of 3,780 people. The Township gained over half of these new residents. About 28% of the 1980 population resided in the City of Saugatuck. TABLE 9.1 RATE OF POPULATION CHANGE COMMUNTIY Saugatuck Saugatuck 1\vp. Douglas AREAWIDE 1950-60 200/o 34% 35% 29% 1960-70 100/4 11% 35% 16% 1970-80 6% 400/o 17% 22% RESIDENTIAL CONSTRUCTION Building permit data reveal development trends in Saugatuck since 1980. Most of Saugatuck's growth has taken place along the lakeshore in the form of multiple family condominiums (see Map 9.1). The City has seen the development of eight condominium projects containing 127 individual units since 1980, and only 10 single family homes in this period. Aside from new construction, the number of additions. extensions. and other improvements was high. MIGRATION Migration is a strong component of population growth throughout the County. Allegan County experienced net in-migration of 3 .03% between 1983 and 1987-the eighteenth highest rate of in-migration in the state. Many of these immigrants are retirees. Figure 9.1 reveals migration patterns of senior citizens in the region over the past three decades. It reveals an explosion of retiree migration into Allegan County since 1970. Between 1980 and 1985, the rate ofretiree migration into the County continued to climb, reaching 2.17 compared to -0.26 for the state as a whole. POPULATION PROJECTIONS Future population for the City of Saugatuck was projected based on the 1970 to 1980 population trend, rather than long term trends, due to recent changes in the rate of population growth described above. A composite straightline trend can be projected by applying logarithms to determine the ratio of change based on the 1970 to 1980 trend. Table 9.2 illustrates these results. Thus if current trends continue, the area can expect about 1800 more people in 2010 than in 1980. Only 15% of this growth is expected to occur in the City. Sixty-four percent is projected to take place in the Township, and 21 % in the Village. Due to its greater availability ofland, the Village will eventually overtake the City in terms City of Saugatuck Comprehensive Plan �9-2 FIGURE9.l KENT TTAWAI -767 54 501 1412 RETIREE MIGRATION TRENDS • SOUTHWESTERN MICHIGAN 0 I I I -1148 . -713 I I +· ·44 - s . 578 FIGURE9.2 POPULATION TREND SAUGATUCK TWP. 3.0 p U T H 0 L u A! TN D 2.0 -1WP .ONLY = = SAUGATUCK DOUGLAS 1.5 1.0 I s 0 N 0.5 0.0 1950 1960 1970 1980 1990 2000 2010 YEAR of overall population growth, as seen in Figure 9 .2. PROJECTED LAND USE NEEDS: 2010 To determine the impact of this population growth on residential land use, future population is translated into new households. This is done by applying the average household size for each community to the projected population in 2010 and then subtracting 1980 households. The result is an estimated 139 new households -r, -13 284 1039 J.- .-- 390 2.5 I -5 121 VAN BUREN 1'1CALAMAZOO ,• ~ p · l EATON , -158 - _142 I 1040 · ___ 132 ..,!_. · 804 _____ .J._ ~ 0 150 AutciAN •l • i.Aiiv -173 12 Net Migration of The Population 65+ 1950-60 1960-70 1970-80 -247 -457 ! CAis · I 130 ss 1 109 , -447 -1651 • 1 , -1729 ,n. I I , • I CALHOUN -1196 -1131 -592 ! JWPH.., IR~~c;H 36 -33 580 • I -149 -12s -181 in the City by 2010. These results are shown in Table 9.3. Future demand for land by these new households may be estimated by looking at land subd.Msion trends and current settlement patterns or zoned densities. Zoned densities are roughly equivalent to those of the Village. Based on this information, Saugatuck can expect about 40%> of its new households to settle in low density residential areas, 40% in medium density, and 20010 in high density. This translates into the conversion of 24 acres into low density residential use, 14 acres in medium density residential, and about 3 acres would be developed at higher densities as apartments or clustered units. This would leave a maximum of 94 acres of residentially zoned land available for development. Tables 9.4 - 9.6 show this projection of current trends. BUILD OUT SCENARIO The projections shown above are only estimates based on current trends. Yet any number of events could alter these trends. For example, Saugatuck's attraction as a center for tourism could continue to grow, fostering greater in-migration of retirees and others searching for an alternative lifestyle. The City could reach an annexation or other development agreement City of Saugatuck Comprehensive Plan �9-3 with the Township and add to its existing supply of land. The Township could provide sewer and water service and attract a higher proportion of the area's projected households. But based on current trends and land availability, how much more development could the City accommodate? This exercise. called a "build out" scenario, provides an estimate of the buildable capacity of the City under currently zoned densities. Acres were estimated based on vacant or developable land by zoned use and density /minimum lot size. These results are shown for each jurisdiction in Table 9 . 7. Redevelopment potential was considered for under utilized parcels along the waterfront on Lake Street. (Township estimates do not include existing agricultural areas.) This information can be translated into a population estimate by first dividing the developable acres by the minimum lot size in that zoning district to determine the number of households which could occupy the parcel(s) . The new households are then multiplied by the average household size for that community to derive a population estimate. The City has an estimated 135 acres zoned residential available for development. Under current zoning, this translates into about 330 new households, or 600 new residents. Actual future land use projections predict that only about 41 acres of land will be transformed into residential use by the year 2010. Yet development proposals are already underway which could bring the City very close to its current residential build out capacity. No land is available for industrial expansion in the City, and only about 3 acres could be developed for commercial use. POLICY IMPLICATIONS Without an annexation or other development agreement with the Township (i.e. PA 425 agreement, or consolidation int o a single unit of government), the City will soon reach its build out capacity. A policy implication of the shrinking supply of land is the lack of affordable housing. As the land supply shrinks, the price of housing increases. This hurts not only young people who would like to remain in the area, but also elderly residents on low to moderate fixed incomes. The cost of housing in the City has reached a point where many parents can no longer expect that their children could afford to buy a home in the City. In the public opinion survey, City respondents felt that detached single family homes in the $50-70,000 range are most needed now (52 .6%). The second highest need expressed was for low income housing (40.2%). In terms of strategies to achieve affordable housing, 43.6% of City respondents favored low- TABLE9.2 PROJECTED POPULATION 1970-1980 TREND COMMUNTIY Saugatuck Saugatuck Township Dou.l!las AREAWIDE 1970 1,022 1,254 813 3,089 1980 1,079 1,753 948 3,780 1990 1,163 2 ,074 1,061 4,298 2000 1,254 2 ,454 1,187 4 ,895 2010 1,352 2,904 1,328 5,584 TABLE 9.3 PROJECTED NUMBER OF HOUSEHOLDS COMMUNTIY Saugatuck Saugatuck Township Douglas AREAWIDE POP.2010 1,352 2 ,904 1,328 5,584 HH SIZE 2.00 2.69 2 .44 #HHs 676 1,080 544 2,300 City of Saugatuck Comprehensive Plan 1980 HHs 537 633 391 1,561 NEWHHs 139 447 153 739 �9-4 TABLE 9.5 NEW HOUSEHOLDS BY DENSITY TYPE TABLE9.4 PERCENTAGE OF POPULATION BY DENSITY TYPE COMMUNITY LOW Saugatuck Twp. 800/4 400/4 Saugatuck 5% Douglas MEDIUM 100/4 40% 70% HIGH 100/4 20% 25% HOUSEHOLDS MED. HIGH TOTAL LOW COMMUNITY Saugatuck Douglas Saugatuck 1\vp. AREAWIDE 56 8 358 421 56 107 45 207 28 38 45 111 139 153 447 739 Totals are based on unrounded figures. TABLE 9.6 FUTURE RESIDENTIAL LAND NEEDS COMMUNITY Saugatuck Douglas Saugatuck AREAWIDE LOW 24 4 205 234 TABLE 9.7 AVAILABLE ACREAGE BY LAND USE TYPE ACREAGE* MED . HIGH TOTAL 14 26 13 3 4 10 17 53 ACREAGE COMM. IND. COMMUNITY 41 34 228 Saugatuck Douglas 303 TOTAL ACRES Sal..l$!,atudc1\vp. 3 33 155 191 0 49 22 71 RES. 135 197 5 ,950 6,282 *times 1.25 (2<:m allowance for rights-of-way) Totals are based on unrounded figures. TABLE9.8 POPULATION 2010: BUILD OUT SCENARIO UNDER ZONING IN EFFECT COMMUNITY Saugatuck Douglas Saugatuckl\vp. AREAWIDE ADDITIONAL HOUSEHOLDS 330 1,139 16,413 17,882 AVERAGE HHSIZE 2 .00 2 .44 2 .69 ering the minimum square footage requirement of'housing (now 1040) to make housing more affordable, while 35% opposed. The current standard, while slightly higher than that of Douglas or the Township, is still not excessive. In terms of density and minimum lot size, 55% felt that new housing should be at a lower density than along the Lake Kalamazoo waterfront. revealing dissatisfaction with waterfront condominium development. Most (65%) felt that residential density should be the same as that on "the hill", which is about 5 units per acre. Another policy implication is that as available land for commercial use is occupied, pressures increase for conversion of residential areas adjacent to the downtown for commercial use. Residents and officials wish to preserve the mixed use character of the Lake Street and ADDITIONAL POPUI.ATION PRESENT POPUI.ATION 660 2 ,779 44,151 47,590 1,079 948 1,753 3,780 TOTAL POPUI.ATION 1,739 3,727 45.904 51,370 Water Street districts. while preventing further conversion of the historic homes to the northeast of Water Street, and protecting the residential integrity of "the hill". In the Public Opinion Survey, most City respondents agreed, saying that new commercial development was needed (59.1 %), but should take place in small shopping centers along Blue Star Highway and at the freeway interchanges, rather than in downtown Saugatuck or downtown Douglas. The high seasonal and weekend population has also created pressures for the downtown. Parking appears to be the number one problem. although 72% of survey respondents felt it is only a problem during the summer months. City officials are currently exploring alternative solutions to the problem. Most City respondents felt that demolishing the old public works building City of Saugatuck Comprehensive Plan �9-5 for parking was the most acceptable solution, but this building has been sold to private developers. The greatest problem caused by the lack of room for industrial expansion is the lack of corresponding job opportunities. The domination of the commercial/retail sector in Saugatuck has created a large number of low paying service jobs, especially in the summer, but few high paying jobs with the potential for year round employment. This problem requires a regional solution. Industrial expansion must either occur in the Village or Township. One strategy is to pursue a joint agreement with the Village and/ or Township to pool resources and develop an industrial park-a costly endeavor for either the Village or City to undertake alone. Land scarcity also has environmental and aesthetic consequences. If development were to proceed under the build out scenario, then the northeast and west side of the City will gradually develop into low and medium density residential. If not properly managed, this could destroy the wooded area abutting Kalamazoo Lake and the dunes. High density development could also take place along Kalamazoo Lake in the southern portion of the Lake Street mixed-use district. These projected development trends are problematic in light of the 1988 Public Opinion Smvey which revealed that the vast majority of respondents have the following preferences: • maintain the scenic, small town/rural character of the area; • preserve open space along the waterfront: • protect the environment by prohibiting development of dunes and wetlands. • prevent the development of more waterfront condominiums (900,'6 of City respondents). These results suggest the need to explore alternatives for preserving the City's wooded areas, wetlands, and lakefront open space (or views) while allowing for environmentally-sensitive development in or adjacent to these areas. They also reveal the need to explore solutions to the lack of affordable housing for area residents. The City's land scarcity will make provision of affordable housing in the City very difficult, therefore the City's alternatives could include consideration of a joint agreement with the Village and/ or Township for a mutually beneficial area housing project. A similar strategy would expedite development of an industrial park to attract, and better manage, industrial growth in the area. Commercial growth to serve the needs of area residents, will probably take care of itself. Policies to achieve the public's development objectives are included in Chapter 1. and the Future Land Use Plan in Chapter 10. Regulatory tools, such as wning, subdivision regulations, and site plan review must be amended to insure consistency with this plan and the comprehensive plan of each jurisdiction. City of Saugatuck Comprehensive Plan �10-1 Chapter 10 FUTURE LAND USE F uture land use arrangements are difficult to predict accurately and guide precisely to achieve the desired result reflected in the goals, objectives, and policies in Chapter 1. Yet, they are critically important to the future quality of life in the City of Saugatuck. Therefore, something more than goals and policies is needed. A generalized depiction of future land use arrangements represents one consistent implementation of adopted land use goals. objectives, and policies. This is typically embodied in a future land use map and plan. The future land use map accompanying this chapter (see Map 10.1) seeks to anticipate community land use needs for 20-30 years. These future land use arrangements have been formulated based on information in the preceding chapters. These arrangements are based on analysis of existing land use, impacts of area trends. projected future land use needs if current trends continue. and a strong emphasis on the relationship of land use activities to the natural resource base. All proposals are intended to be consistent with the goals, obj ectives, and policies presented in Chapter 1 (which were created with substantial public input). Many factors could intexvene that would require either a substantial reevaluation of certain arrangements. or the entire plan. For example, if a large mixed use development (e.g. 1000 single family units plus some commercial) were built or if a large single employer would enter the scene (e.g. an auto manufacturing facility) then land use arrangements in this plan must be reexamined. A few key planning and design principles were used to evaluate alternative land use arrangements. With slightly different trends and projections. application of the same principles could lead to different conclusions and different land use arrangements. However. these differences would be related to the amount of particular land uses more than their location or relative relationships to adjoining uses. Likewise, there are many areas in which alternative land use arrangements would be satisfactory providing they remained in keeping with these basic planning principles. Consequently, it is crucial that this plan be regularly reviewed and updated at least once each five years to insure its continued relevance in planning for future land use needs. PLANNING AND DESIGN PRINCIPLES Future land use arrangements were determined based on compatibility with surrounding land uses, natural capacity of the land for particular uses, and necessary infrastructure improvements. The following planning and design principles are the technical foundation (or rationale) in support of the proposed land use arrangements graphically depicted on Map 10.1. Map 10.1 depicts generalized land use. which is partially reflected through mapping of zoning districts. The planning principles listed above are implemented primarily through zoning regulations and applied during the site plan review process. These principles are consistent with the goals. objectives, and policies in Chapter 1 and should remain the basis for reviewing any subsequent changes to the proposed Future Land Use Map. These planning principles are: • Protection of Public Health and Safety • Consexvation of Natural Resources • Environmental Protection • Minimizing Public Service Costs • Efficiency and Convenience in Meeting Land Use Needs • Insuring Compatibility Between Land Uses (Nuisance Prevention) Often a land use decision based on one principle also advances another. For example, prevention of filling or construction on floodplains protects public health and safety. conserves natural resources, protects the environment, and minimizes public service costs (especially for relief efforts). It may also create a valuable buffer or open space between uses and hence help insure compatibility. Protection of Public Health and Sqfety Key situations in which this principle is applied include: • avoiding construction in areas which present natural hazards. In the City these in- City of Saugatuck Comprehensive Plan ~ ~ �10-2 elude areas too close to the Lake Michigan shoreline at high risk from erosion from coastal wave action: floodplains: saturated soils and wetlands: soils not well suited for support of foundations or safe disposal of septic wastes: and steep slopes. • avoiding construction in areas with soils contaminated by hazardous and/ or toxic waste. Conservation of Natural Resources Failure to consciously protect nonrenewable natural resources exposes a community to unbridled destruction of those resources which are the foundation for an area's character and quality of life. Conservation of natural resources usually focuses on: land, water, minerals, certain soils (such as prime farmland). wetlands, sand dunes, areas supporting an abundance and diversity of wildlife, and unique forested lands. Areas where the land and the water meet are the most important. Indiscriminate land subdivision frequently reduces the size or alters the shape of land, thereby compromising the resource value and production potential of those lands. These changes also reflect lost opportunities- usually higher public service costs and gradual degradation of an area's tourism potential. Environmental Protection This principle aims at preventing pollution, impairment, or destruction of the environment. While there is considerable overlap with natural resource conservation issues, environmental protection measures focus primarily on air and water quality, and the impact of activities where the water meets the land. Environmental quality is best preserved by planning for appropriate land use activities in and near sensitive environmental areas, and managing development accordingly. This usually means insuring conformance with all applicable federal, state and local environmental regulations. Minimizing Public Service Costs Public service costs may be minimized by encouraging new land uses where existing infrastructure is not used to capacity and where expansion can be most economically supplied. This also results in compact settlement patterns, prevents sprawl, and is usually favored by taxpayers because it results in the lowest public service costs both for construction and maintenance. Efficiency and Convenience in Meeting Land Use Needs To be efficient in meeting future land use needs, communities must make better use of existing infrastructure and plan for infrastructure expansion in a manner which keeps the costs low and does not create huge areas where infrastructure will not be fully used for many years. It also means locating future land uses so that travel between activity centers is minimized. For example: building schools, neighborhood commercial activities, day care facilities, fire and police protection, etc. near the residential areas they serve. This saves municipal costs on initial road construction and future maintenance, reduces everyone's gasoline expenditures, and conserves fossil fuel supplies for future use. Insuring Compatibility Between Land Uses A central objective of land use planning is to locate future land uses so that they are compatible with one another. This prevents future nuisance situations between adjacent land uses, such as loud sounds, ground vibrations, dust, bright lights, restricted air flow, shadows, odors, traffic, and similar impacts. A few obvious examples of incompatible land uses include factories, drive-in establishments, or auto repair facilities adjacent to single family homes. With proper planning, land uses can be tiered to buffer impacts and orderly development can occur. Examples include: commercial service establishments on highway frontage with backlot wholesale, storage, or office uses abutting a residential area: or single family residential uses adjacent to park and recreation areas. COMMUNI1Y CHARACTER When applying the above planning principles to new development proposals, one of the key considerations is compatibility with the character of existing development in an area. To describe the character of Saugatuck, many descriptive words and phrases come to mind, among them: quiet, friendly, clean, small, aesthetically pleasing, bountiful natural assets, and good location. Several Public Opinion Surveys in the past three years have revealed the following four factors as among the most important reasons why people like Saugatuck: friendly people, attractive/beautiful surroundings, low crime rate and small town atmosphere. There is a vexy strong identification on the part of the residents with the character of their City. City of Saugatuck Comprehensive Plan �r- 10-3 Saugatuck can be described as being both a resort residential and year-round residential community which is primarily dependent upon the tourist trade it has built throughout this century. Most residents would like it to remain like a small village. DEVELOPMENT Almost all of the land in private ownership in Saugatuck is developed. The exceptions are some large parcels in the northeast and southwest comers of the City. Of these the land currently used as a church camp adjacent to the publicly owned Mt. Baldhead area poses the most potential concern. This area contains heavily wooded sand dunes which are a major asset to the region and should not be developed. The City should initiate steps to insure that these lands are not subjected to more intensive development. A consexvation easement is a good tool to consider using to accomplish this task. Outright public acquisition, and then leaseback for camp purposes is another. The most likely development proposals the City will face in the next two decades (unless annexation occurs). will be redevelopment of existing properties. This is already occurring on a small scale with individual cottages being replaced with larger, year round homes. It will accelerate (if permitted) into replacement of cottages with large densely packed condominiums along the waterfront as has already occurred on Lake Street. Without proper land development regulation, the character of the community could be significantly changed. Walling off the waterfront will not advance that goal. With regard to new residential development. affordable single-family homes and apartments were the preferred types, with waterfront condos (90% opposition) and mobile homes (71 % opposition) receiving the highest response as not being needed. More industrial development in the area was supported by nearly 36% of those responding but 22.6% strongly disagreed. Yet 42.2% of the respondents favored spending tax dollars to stimulate economic development. The need for more commercial development in small shopping centers was supported by almost half of the respondents. City residents prefer this new development along Blue Star Highway, especially within the Village of Douglas. TOURISM A strong tourist oriented character is something that most Saugatuck residents have come to accept. Yet the increased activity and congestion that go with successful tourism are characteristics which are directly opposed to the existing small town atmosphere. This is one of the reasons why solving a very difficult summertime parking problem has been so vexing for the City. YEAR ROUND EMPLOYMENT/INDUSTRIAL DEVELOPMENT Historically, Saugatuck has had very little industrial development and has been primarily a community with residential and commercial development. This situation has reduced the potential for year round employment and has made the attraction of new families into Saugatuck more difficult. The significance of this trend is that the City could become even more seasonal and retirement oriented than it already is. This in tum would further reduce the capacity of existing commercial businesses to operate year round and further hinder the delivery of certain services such as education. Some new industrial development is both needed and desirable. However, there is no good location for it in the City, and the existing industrial facilities do not represent the best use of their present locations. As a result, the City must a maintain strong effort in conjunction with Douglas and Saugatuck Township to attract new industry into the area, even if it is not located in Saugatuck. BLENDING THE RESORT AREAS WITH THE YEAR ROUND COMMUNI1Y There will probably always be a division within the community between resort and seasonal areas and year-round areas. Recognizing the importance of each and fair representation of both in community decision making will be an ongoing challenge in making future land use and infrastructure decisions. Achieving and maintaining a balance will be the key to long term success. The existing commercial and residential areas are quite well separated and the demarcation lines are fairly clear. It will be important that they remain essentially where they are as far as new commercial activity, or the necessary balance may be lost. City of Saugatuck Comprehensive Plan �10-4 The mapping of future land use ts a logical extension of the goals and policies stated in this Plan. Land use ts the primary purpose for which a parcel of land is occupied. This Plan is designed to promote orderly development and ensure that appropriate areas are available for all classes of land uses anticipated to be needed within the City during the planning period (roughly 20 years) based on existing trends. The future land use plan promotes orderly development in a number of other ways. Home owners can invest in their properties with protection from the intrusion and congestion of undesirable uses in the neighborhood. Overcrowding can be avoided. The City and utility companies can adequately plan for the services needed in (re)developing areas and ensure that adequate land has been reserved within the City for all necessary uses. Each of the major classes offuture land use are described below. Descriptions of planning areas or neighborhoods are also provided to supplement the general land uses depicted on Map 10.1. These specific descriptions correspond to the planning areas depicted on Map 5.3. FUl'URE LAND USE Conservation and Recreation Areas This category embodies environmentally sensitive or "conservation" areas, as they are referred to here, and existing parks and recreational resources in the City which were identified on the existing land use map. Conservation areas include sand dunes, wetlands, floodplains, streams, creeks and drains, the Kalamazoo River, Lake Kalamazoo, and areas at high risk of erosion along Lake Michigan. These areas present severe limitations for development and are proposed for very limited future development in keeping with their fragility and importance in buffering Lake Michigan storms, filtering and storing water during periods of flooding, draining stormwater from land. providing habitat for a wide range of plants and animals, and for their wide ranging open space values. Saugatuck's water resources, sand dunes, and other natural assets make it a desirable place to live. Destroying these resources would destroy the essential qualities which continue to attract residents and tourists to the area. Therefore, future actions and policies to protect the natural environment will be of utmost importance. These lands should be managed to re- main as near to their natural state as possible. Only when other more important public purposes demand ·it, should these lands be altered or converted to permit another use. The City wning ordinance should be amended to include better conservation of these natural resource areas. Mount Baldhead: This large critical dune area with a mixture of open sand and rolling forested dunes should remain in its present state without any substantial alteration. Since most of this area is in public ownership , that ts feasible. However, the church camp property could at any time be sold to the private sector and divided into 2 acre lots and converted to about 50 single family homes under existing zoning regulations. State dune regulations may result in a lower overall density, but residential development of this area ts not appropriate. The City should initiate a conservation easement or. other contractual. deed restriction, or covenant to insure that this land remains substantially in its present open space use. The Mt. Baldhead/Park St. area also contains a large woodlot of upland hardwoods. These trees stabilize the dunes and are a central element of Saugatuck's scenic character. As such, it is essential that they be preserved for future generations. This can be achieved either through a conservation easement-where the land ts acquired by a nonprofit conservancy or public agency- or through a woodlot or tree preservation ordinance. A woodlot ordinance ts recommended as it views the forest as a whole, rather than tree by tree. The woodlot ordinance would include regulatory provisions to maximize preservation of trees while allowing limited residential development (usually through a transfer of development rights and flexible wning approach .) Low Density Residential This area. which encompasses the Park Street planning area, should continue to be used predominantly for low density single family homes. The sand dunes. steepness of the terrain, limited access, heavy woodlands and significant floodplain, argue against any higher density development. Most of this area is an identified "critical dune area" which must meet stringent DNR requirements or. at local option. local wrung regulations which are approved by the DNR Any new development should be clustered at a density not greater than one unit per five acres. Density will vary within this area however, in recognition of a large number of City of Saugatuck Comprehensive Plan �10-IS existing developed lots in the Penyman-Park Street area. However, the new state dune regulations may result in prohibitions against expansions and/ or replacements of existing structures which may become damaged, due to the relatively high density of existing development in this area. Smaller undeveloped lots should be permitted to be used only when combined with existing adjacent lots (if under the same ownership) or via a special review procedure to minimize environmental impacts and impacts on adjoining uses. Existing wning in this area should be reexamined to consider enlarging the minimum lot size requirement for undivided areas and to insure conformance with new state dune regulations. Single family residential development should be encouraged in this district, because it is compatible with existing uses and demand for scenic , waterfront parcels. City Center Residential This dominant residential area in the City is comprised of that area known as "the hill" and most of the Holland Street planning area. These areas have different needs and are addressed in more detail below. The Hlll:This area represents the older more established neighborhood immediately surrounding the City Center. It is on an escarpment east of downtown that rises suddenly, providing scenic relief and a natural barrier. Housing density generally ranges between three and five units per acre. There are not many undeveloped lots in this area, except on land with some soil limitations. Recommendations for this area are as follows: • Maintain an average density of three or four dwelling units per net acre while maintaining a minimum lot size of 8712 square feet. • All new housing development should be required to hook into the City water and sewer system. • All new development should be encouraged to maintain an architectural theme that complements, rather than detracts from existing housing in the area. • No commercial activity should be permitted in this residential neighborhood. Bed and breakfast activity is probably not appropriate in this area. except along Griffith street. Holland Street: The large residential lots fronting on the River and the marina activity are presently compatible due primarily to the large open spaces with mature trees. However, any pressure which may arise to increase the intensity of waterfront activity in this area or the intensity of commercial development should probably be resisted. The marina and associated activities are separately illustrated on Map 10.1 as "harborfront". The riverbank rises sharply and provides a remarkable natural green wall to boats entering from the channel. It also makes riverfront access difficult without complex stairways, elevators, or similar devices which would be difficult to install without negatively impacting on the character of the area. Many lots are irregularly shaped with poor access, narrow width, and would not be suited for more traffic. Nor are they adequately sized to accommodate additional parking. The residential lots on the east side of Holland Street are a more uniform size and shape, and for the most part, contain well maintained older homes. New development should only be residential and should be designed to be compatible with the architectural character of existing homes in the area. Medium Density Residential The medium density category represents the highest density of residential development in the City. It is found in condominium development along Lake Kalamazoo and in one development overlooking the Lake on the hill. Future medium density development should be restricted to these same areas. it should not exceed 8 units per acre. City Center Commercial This is the original commercial area of the City. It has gradually been transformed into a commercial shopping area predominantly oriented to the day tourist. Businesses face a substantial challenge in trying to meet all expenses and generate a profit in just the summer months. This is most evident each spring as several new businesses open shop. Several actions are necessary to encourage the continuation of the kind of commercial mix which is mutually supportive. First, the existing historic character of the City Center should be maintained. The historic preseivation ordinance is designed to do this, but some structures have been modified incon- City of Saugatuck Comprehensive Plan �10-6 sistent with the code (and perhaps prior to the adoption of the code). New regulations may be necessary to insure new structures are architecturally harmonious. Structures that are relatively new but architecturally inconsistent should be modified, as the opportunity presents itself, to improve their harmony with the character of the district. Second, the key to long term success of this area is to maintain the proper balance of tourist, versus general business activity. Third, the public open space in this area needs to be retained and maintained. It is central to the small town character of the City. Fourth, in conjunction with the Water Street area. a better solution to parking problems must be found for the summer months. Professional assistance should be sought. Options should not include the establishment of a multi-level parking structure in the downtown or near the waterfront. Fifth. the City and the business community need to promote a harmonious working relationship that is based on commitment to a long range course of action. A progressive alliance should be encouraged (see Chapter 12). Downtown Saugatuck will continue to serve as the major center for commercial tourist activities in the region. But expansion of commercial uses outside of the downtown area presently zoned for commercial use should be discouraged, and appropriate measures should be adopted to mitigate impacts of the city center on adjoining residential areas. Institutional This category comprises existing institutional uses, including churches, public utilities, government offices, and schools. Public facilities (i.e. schools, utilities, and offices) have the capacity to meet public service needs for the planning period of this plan. Water Street This waterfront planning area identified in Chapter 5 is not shown as a single entity on the future land use map because of the clear distinctions in use that occur there- distinctions which are incorporated into other future land use designations. such as city center commercial, conservation/recreation, and harborfront. Water Street runs along Saugatuck's central eastern shore and presents an interesting mix of public and private open space, residential, commercial, and marine oriented activities. Yet, the area also deserves some attention as a general planning area because of certain trends which could alter its character. The existing trend towards conversion of single family homes in the area to commercial or bed and breakfast use is appropriate, provided the architectural character of the area remains in harmony. Every opportunity to prevent the establishment of new "modem" designs and eliminate existing ones should be seized. Likewise, wherever possible. the original elegance of buildings in this area should be restored. Public access should be preserved where possible. The existing boardwalk is a special asset which should remain open to public access, and as the opportunity presents itself. could be expanded further throughout this area and into the Lake Street area. Change in the use of existing street ends should be carefully scrutinized, and public access insured in any event. Mixed Residential This designation describes the future of much of the Lake Street planning area (to the south) and the Center Transition planning area (which adjoins the downtown commercial area). It is characterized by a mixture of residential and commercial uses. Lake Street: This area has a high potential for negative future change. The market for waterfront condominiums remains fairly strong along the West Michigan shoreline. It is often profitable to purchase waterfront property. remove an existing residence and redevelop as condominiums. Several such conversions have already occurred (at the western end of Lake Street and between Griffith and Butler) to the detriment of public values. In particular, public access to and viewing of the waterfront has been lost, and a canyon has been created by the high structures now lining this part of the shoreline. To prevent further loss of Saugatuck's character, this area must receive more specific zoning treatment than under existing wning regulations-which treat it as a predominantly commercial area. rather than a predominantly residential area. A strong effort should be made to concentrate any new large structures which may be proposed only on the north side of Lake Street. tucked close to the ridgeline so they do not block the view of residents on the hill. If they are put on the south side, they should have large amounts of open space on either side to insure a public view of the Lake. City of Saugatuck Comprehensive Plan �10-7 If more intensive development is desired and can be adequatelymanaged, the City should consider establishing a bulkhead line from Griffith to Blue Star and thereby increase the dockage area. This should be done only if a common walkway were established that is open to public access for the entire length and if such action would not result in overcrowding of Lake Kalamazoo at the time it were implemented. Such a proposal should include a means to deal with increased traffic, parking and boat launching. If this idea were implemented, it may not be desirable to maintain the historic district designation in this area, as many existing structures would likely be removed consideration could be given to identifying this area as Mharborfront" and permitting a mix of marina, commercial, and residential uses. The area east of Blue Star Highway should not be intensively developed due to the extensive wetlands in this floodplain. Center Transition Area: This area north of the City Center presents a real challenge to local land use regulations. There is some pressure to convert these large residential structures into commercial use, but the market isn't sufficient to justify this and it would dramatically alter the area's overall residential character. Therefore, existing municipal policy allowing limited commercial activity as accessory to the primary residential use of the properties on North Butler should continue to be carefully administered. Conversion of entire structures to commercial use should not be permitted. Additional bed and breakfast establishments in this area would be appropriate. The northeast portion of this area has characteristics more in keeping with the residential area on Mthe hill" and should be maintained in concert with the recommendations described for that area. Harbor.front The marina area along Holland Street is the only area categorized as harborfront at the adoption of this plan because of its special orientation to the water. However, further changes along Water and Lake Streets as previously described could also warrant classification of these areas as Mharborfront". Industrial This category applies to the small industrial area in the City, which is currently occupied by Rich Products. Although commercial rather than industrial use is the best use of these properties in the long term, Rich Products is a strong, local company and a major employer, and without a public effort to relocate it in comparable facilities elsewhere, this plan encourages its continuance. The City encourages expansion and continued improvement of the industrial area under development in Douglas- especially an industrial park which could provide jobs and bolster the economy of the entire tri-community area. Industrial parks are an excellent way to manage future industrial growth. Although they have broad, long-term public benefits (including lower service costs, fewer nuisance impacts, better design, and less environmental impact). industrial parks require a large short-term investment in land and public services. Therefore, it is crucial that studies be conducted to insure that the park could be competitive with others in the area. The Michigan Department of Commerce maintains an inventory of industrial parks through the Statewide Site Network. Only certified industrial parks will be included on this list, and thereby be able to effectively compete for new industries. To be certified, industrial parks must be at least 40 acres, a site plan for the park must be approved, soil borings must be conducted, infrastructure must be completed, utilities must be installed 300 feet into the park, and protective covenants must be established. The City supports future efforts to create an industrial park within the trt-community area, provided it targeted nonpolluting, light industrial and office activities that were compatible with the tri-community area. Planned Unit Development (PUD) The PUD designation is recommended for most of the Maple Street planning area. This is the only major area of the City on the east side of the River which is not fully developed. Extensive soil limitations, wetlands, some floodplains, and forested acreage characterize this area. The area's two wells provide the primary source of groundwater for the City (and presently for Douglas as well). The area contains some multifamily development and is well suited for more multifamily development, provided it is carefully sited, or single family development on large lots. The natural characteristics of the land make it especially well suited for planned unit development. Good site design could cluster units, while keeping the overall density equal to or less than the adjoining City Center residential City of Saugatuck Comprehensive Plan �10-8 area. The City should consider requiring that all subdivisions and multi-family development projects be designed as a PUD in this area, provided that existing PUD provisions in the zoning ordinance are revised to remove some problematic provisions. PUD can allow flexibility in site design and housing density, thereby increasing open space, preserving natural features of the site. and enhancing the quality of the development project-to the benefit of both developers and the community. This concept can also encourage innovative design and efficiency in providing public services. Design flexibility under PUD is typically accomplished through density transfers, according to a predetermined regulatory scheme, and comprehensive site plan requirements and design standards. In this way, buildings may be clustered through mixtures of housing types such as detached houses. townhouses, and apartments. This mixture of housing types creates fine housing opportunities for various groups without negatively affecting adjoining land uses. ENTRY POINTS ~ There are three major entry points into the City of Saugatuck. (See Map 10.2). They are: • from Lake Michigan on the Kalamazoo River • from Blue Star Highway at the Kalamazoo River Bridge • from Blue Star Highway onto Washington Road/Holland Street At the present time, the entries from Lake Michigan and over the Kalamazoo River provide an aesthetic and inviting entry into the City. The public opinion surveys reflected citizen concern about the appearance of properties along Blue Star Highway. The old entry sign/intersection at Holland Street/Washington and Blue Star Highway is especially bad. The situation is further harmed by signs along 1-196 which fail to inform southbound travelers at exit # 36 that they can access Saugatuck (only Ganges is mentioned). First impressions are very important in the tourism industry. Attractive entryways help entice tourists into the community and leave a positive impression to encourage future visits. The entry points represent the community and should reflect those qualities which make the area special. Fortunately. these design problems are easily overcome, and with only minimum public investment. A special joint effort to develop alternatives for improving the entry points into all three communities should be initiated. In addition, new land developments in these areas (or changes to existing ones) need to be carefully reviewed to insure that changes enhance (and do not further detract from) the positive image and character that should exist in these areas. CITY-WIDE RECOMMENDATIONS Residential Residential use will continue to be the predominant developed land use 1n the City. The challenge in the next twenty years will be maintaining the older housing stock and ensuring that the growing ranks of part-time residents and absentee owners do not result in housing deterioration. Equally important will be efforts to blend new development with the older character of existing land uses. Within Saugatuck, there will be pressure to remove existing homes along the waterfront and replace them with higher density condominiums. Condominium development that greatly diminishes the public view of the waterfront should not be permitted, especially along Lake Street. Additionally. the height of new construction should not exceed 25-30 feet along the waterfront. It would be better to place taller, higher density development back "into the hill" and leave the shoreline open. Another residential issue relates to affordable housing. The City. like many communities in Michigan, is faced with an affordable housing crisis. lf the Saugatuck School District is to survive with the same breadth of programming and quality it has today. then affordable housing must be available for families. In terms of new construction, affordable housing typically means homes of about 1, 000-1,200 square feet. on smaller than average lots. and priced at not more than $70,000. Some public incentives or write-downs are typically necessary to achieve this. The only housing of this type being built in the area is on large lots in rural parts of the Township. More apartments and temporary housing for summer workers could be provided in selected areas throughout the City. But unlike Douglas and some areas of Saugatuck Township, the City has little acreage well suited for the higher density development typically associated with affordable housing. For this reason, the City supports the construction of affordable housing within Douglas or Saugatuck Township, and may cooperate on such a venture City of Saugatuck Comprehensive Plan �10-9 where feasible and where mutual benefits are clear. Other Recommendations The following recommendations are important to maintaining the character of the City and improving its present function and hence should be implemented as a part of the future land use plan. • The maintenance and replanting program recently prepared for the aging trees throughout the City should be consistently implemented. • Sidewalk repairs, replacement, and installation are badly needed in some blocks. • Curb, gutter and street repair /repaving should be performed on a scheduled periodic basis consistent with an adopted capital improvements plan. New curbs at intersections with sidewalks should all be sloped to accommodate handicapper and bicycle access. • A network of bicycle paths should be encouraged. This network should complete a regional network and inner city streets which connect the routes should be marked, but no additional right-of-way is necessary at these junctures. City of Saugatuck Comprehensive Plan �----------------~- .... ar. MAP 10.1 FUTURE LAND _USE g Low Density Residental ~ City Center Residential ~ Saugatuck Floodplains/Wetlands /1111 fl Institutional ~ Medium Density Residential ■ Mixed Residential ,_, ,. City Center Commercial ~ smf \Conservation/Recreation -✓ m'rn Harborfront mm r~ ~ ~T:l Industrial [E:E:: ••••• I Planned Unit Development 'W'Wlil'W :::: ·:g: N 0 ---- 600 Scale 1" = 600ft August1989 Planning & Zoning Center, Inc, Lansing, Ml 1200 1800ft . ,· . _, �N A ,.._.__ O 600 1200 Scale 1" = 1212 ft MAP 10.2 ENTRY POINTS Saugatuck I•I Entry Points August 1989 DATA SOURCE: City Of Saugatuck 0-dnances Planning & Zoning Center Inc, Lansing, Ml - �11-1 Chapter 11 INTERGOVERNMENTAL COOPERATION B y itself this plan has no legal regulatory force but rather, serves as a foundation upon which regulatory measures are based. The two primary land use regulatory documents which are also the principal means of implementation of this plan, are the zoning ordinance and subdivision control regulations. These regulatory instruments are described in the next chapter. However, effective integration of this Plan will also require · an ongoing commitment to intergovernmental cooperation with Douglas and Saugatuck Township. In particular, the Joint Plan prepared concurrently with this one should be implemented as steadfastly and also kept current with comprehensive reviews at least once each five years. It will also be very important to make every effort to keep Douglas and Saugatuck Township officials informed of proposed changes to this Plan or any of its regulatory instruments (such as zoning) and to encourage their input prior to such a change being made. Likewise, those jurisdictions should be encouraged to reciprocate with proposals and an opportunity for review by the City of Saugatuck prior to action on any change which may impact on the City. A copy of this Plan and any amendments to it will be filed with the clerk of each of these jurisdictions, as well as with the County Clerk, the County Planning Commission, the County Economic Growth Alliance, the West Michigan Regional Planning Commission, and Department of Natural Resources. Ongoing efforts to consolidate additional public services such as police and possibly public works should be continued where mutually beneficial. Kalamazoo Lake Sewer & Water Authority has functioned well and should continue to strengthen its efforts. City of Saugatuck Comprehensive Plan - ~ --- -- - - - - - - - �12-1 Chapter 12 STRATEGIES FOR IMPLEMENTATION PRJMARY IMPLEMENTATION TOOLS Relationship to Zoning The City of Saugatuck has a zoning ordinance adopted pursuant to the City-Village Zoning Act, PA 207 of 1921. The intent of that ordinance is to regulate the use of land to provide for orderly growth and development and allow the integration of land uses without creating nuisances. The zoning ordinance defines land use districts and regulates height, bulk, use, area oflot to be covered, and open space to be preserved within each district. Because the Zoning Enabling Act requires the zoning ordinance be based upon a Plan and this Plan, prepared by the Planning Commission, has been prepared to guide future land use decisions, the zoning ordinance should be revised to reflect this Plan's new goals, policies, and future land use proposals. However, the zoning district map and the future land use map (10.1) will not be identical. The zoning map typically reflects existing land use (where it is desirable to continue it) and small areas zoned for more intensive use then at present. The future land use map (on the other hand) reflects land use arrangements at some future time. (See Section 10.10, p. 245-250, Michigan Zoning & P_lanning, 3rd Ed .. by Clan Crawford, ICLE, Ann Arbor, 1988) . The City should continue to maintain a formal site plan review process. Through this process applicants, in order to obtain zoning approval, must submit plans which clearly indicate how their development proposals will change and affect both the parcel of land being developed as well as surrounding properties. It is recommended that all commercial and industrial development, as well as all subdivisions, multiple family housing, planned unit developments. and other development requiring more than five (5) parking spaces, undergo site plan review. In addition. the zoning ordinance and fee structures should be amended to permit the City to require developers of new commercial and industrial uses and all proposed multi-family developments to pay into an escrow fund to be used for payment of professional review fees by engineers. planners and attorneys (if necessary) . Unused escrowed dollars would be returned. Relationship To Plans/ZoniJllg In Adjacent Jurisdictions The land use proposals in this plan were carefully prepared with an eye to ensuring compatibility with those of Douglas and Saugatuck Township. Equal care should be taken in the future to seek and receive comment on proposals that are on or near a border from an adJoiningJurisdiction. Failure to do so will only insure future conflict over adjacent land uses. or the provision of new public services. Relationship to Subdivision Regulations The City of Saugatuck should adopt subdivision regulations if the remaining undeveloped land is to be platted as opposed to developed under PUD provisions. The enabling legislation that permits the enactment of such regulations is Public Act 288 of 1967. also known as the Subdivision Control Act of 1967. This Act allows a community to set requirements and design standards for streets. blocks. lots. curbs, sidewalks. open spaces, easements. public utilities. and other associated subdivision improvements. With the implementation of a subdivision ordinance there is added assurance that development will occur in an orderly manner. The City of Saugatuck should consider amending its subdivision and zoning regulations to prohibit the establishment of lots which would be unbuildable under existing state or local regulations (such as lots which are wholly within a protected wetland). Relationship to Capital Improvements In its basic form, a CIP is a complete list of all proposed public improvements planned for a 6 year period (the time span may vary). including costs. sources of funding , location, and priority. The CIP outlines the projects that will replace or improve existing facilities. or that will be necessary to serve current and projected land use development within a community. City of Saugatuck Comprehensive Plan �■ 12-2 Advanced planning for public works through the use of a CIP assures more effective and economical capital expenditures, as well as the provision of public works in a timely manner. The use of capital improvements programming can be an effective tool for implementing the comprehensive plan by giving priority to those projects which have been identified in the Plan as being most important to the future development and well being of the community. The City Planning Commission should develop a formal capital improvement program. Land Use & Irifrastructure Policies A strong effort will be necessary to coordi- nate future capital improvement decisions and land use policies with adjoining units of government. As a result, proposed policy changes should be circulated for comment early. Likewise, proposed capital improvement programs should be prepared with adequate time for review and comment by the adjoining jurisdictions. Community Participation And Education In order to gain the support, acceptance, and input of area residents for future planning, ongoing efforts should be continued to provide information to them, and involve them in the planning process. The importance of their role in that process should be emphasized. Public acceptance will make the implementation of plans much easier and public input makes plans better and more responsive to local needs. SPECIAL AREA & FINANCING TECHNIQUES Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International, Inc.) is the basic building code adopted by the City to regulate construction methods and materials. The adoption and enforcement of a building code is important in maintaining safe, high quality housing and in minimizing deteriorating housing conditions which contribute to blight within neighborhoods. This should be continued. The City should consider adopting a basic property maintenance code to regulate blighting influences which result from failure to properly maintain property and structures. A standard code such as the BOCA Basic Housing- Property Maintenance Code or a locally developed code could be adopted. Community Development Block Grant Program The Community Development Block Grant program was authorized under Title I of the Housing and Community Development Act of 1974. The Act had the effect of combining several federal categorical grants such as Urban Renewal and Model Cities into one. Grants under the program must principally benefit low and moderate income families. In Michigan there are two categories of eligible applicants: entitlement and non-entitlement. Entitlement communities, by meeting specific eligibility criteria, are given grant funds outright without having to compete for them. Non-entitlement applicants must compete for grant funds by applying through the Michigan Small Cities Community Development Block Grant Program. The City of Saugatuck is not an entitlement community. Therefore, it must apply through the Small Cities Program. Operation of the Michigan CDBG Program is the responsibility of the Michigan Department of Commerce with central program administration by the Department's Office of Federal Grant Management (OFGM) . The Department of Commerce has entered into an agreement with the Michigan State Housing Development Authority (MSHDA) assigning administrative responsibilities for the housing component of the program. In the housing area, samples of grant eligible activities include: • Home Improvement Programs • Rental Rehabilitation Programs • Weatherization and Energy Conservation • Home Repair for the Elderly • Public Improvement in conjunction with targeted housing activity (limited to 25 percent of grant request) • Housing Related Services • Housing for the Homeless. The maximum grant amount is $250,000. By applying and obtaining a Small Cities Block Grant. the City alone, or in concert with Douglas and Saugatuck Township could establish a housing rehabilitation program which would help preserve housing throughout the area. The CDBG program also has the following categories of assistance: • Base Industrial Loan program helps f. m cially viable businesses needing fina ial assistance for growth, modernizatio or expansion. Limit $750,000). • Commercial Retail Loan program is for commercial, services, tourism, and other City of Saugatuck Comprehensive Plan �12-3 non-residential projects: and minority owned and retail projects in distressed communities. Limit $400,000. • Public Infrastructure Assistance program funds public improvements for the location and expansion of public infrastructures. Limit $750,000. • Downtown Development program provides financing to assist businesses in the redevelopment of the downtown area. Limit $500,000 or $300,000 for infrastructure improvement. • Communities in Transition program funds community development activities, such as public sewer and water systems, parks, bridges. roads, and comprehensive redevelopment planning. Limit $400,000. • Emergency Community Assistance program funds communities experiencing an imminent and urgent threat to public health, safety, or welfare which occurred within 90 days of application . Limit : $500,000. Downtown Development Authority - Act 197ofl97lS This Act permits a city, village, or township to establish a nonprofit development corporation called a Downtown Development Authority (DDA) with broad powers, including those of taxation and bonding, to focus on revitalization and development within established "downtown" boundaries. The Act gives an authority broad powers with regard to the planning and development of the downtown district. It may engage in downtown planning, promote housing and public facility developments, and economic development projects. Operating revenues may be raised through public and private contributions or through properties the DDA may control. With the approval of the municipal governing body, an ad valorem tax may be levied on real and tangible personal property within the downtown district. Capital financing may be raised in a number of ways: • A ODA may issue revenue bonds. These, with municipality approval, may be secured by "the fuU faith and credit" of the municipality. • A DDA can request the municipality to borrow money and issue notes in anticipation of collected taxes. • A DOA, with municipality approval, may create a "tax increment fmancing plan" in which it devotes projected increases in future tax revenues from increased assessed valuation in the project area - "captured assessed value" - for repayment of debts incurred in making selected public improvements. Revenue bonds are issued in anticipation of future revenue. Michigan State Housing Development Authority (MSHDA) Programs To help preserve Michigan's older existing housing, Public Act 130 was passed in 1977 to allow MSHDA to begin a home improvement loan program that offers reduced interest rates to eligible low and moderate income families. MSHDA has created the Home Improvement, Neighborhood Improvement and Community Home Improvement Programs (HIP/NIP/CHIP). To get a loan, residents should apply to one of the banks, savings and loans, or credit unions that take part in HIP /NIP/ CHIP. Land and Water Conservation Fund The Land and Water Conservation Fund (LWCF) grant program was authorized by Public Law 88-578, effective January 1, 1965. The purpose of the program is to provide federal funds for acquisition and development of facilities for outdoor recreation. The LWCF Program is administered jointly by the National Park Service, U.S. Department of the Interior, and the Michigan Department of Natural Resources. All political subdivisions of the state, including school districts, are eligible to participate in the program. Eligible projects include: 1. Acquisition of land for outdoor recreation, including additions to existing parks, forest lands, or wildlife areas. 2. Development including, but not limited to such facilities as: picnic areas, beaches, boating access, fishing and hunting facilities, winter sports areas, playgrounds, ballfields. tennis courts. and trails. For development grants. the applicant must have title to the site in question. The minimum grant allowable is $10,000 and the maximum grant allowable is $250,000. For all grant proposals, the amount of the grant cannot exceed more than 50 percent of the total project cost. Michigan Natural Resources Trust Fund The Kammer Recreational Land Trust Fund Act of 1976 (Public Act 204) was passed by the Michigan Legislature and signed by the Gover- City of Saugatuck Comprehensive Plan �■ 12-4 nor on July 23 1976. This Act created the Michigan Land Trust Fund. The program provided funds for public acquisition of recreational lands through the sale of oil, gas. and mineral leases and royalties from oil, gas. and mineral extractions on state lands. On November 6, 1984, Michigan residents cast their vote in favor of Proposal B. This constitutional amendment created the Michigan Natural Resources Trust Fund (MNRfF), Public Act 101 of 1985, which ofikially replaced the Michigan Land Trust Fund on October 1. 1985. MNRrF assists state and local governments (including school districts) in acquiring land or rights to land for recreational uses, protecting land because of its environmental importance or scenic beauty, and developing public recreational facilities. Any individual, group, organization, or unit of government may submit a land acquisition proposal, but only units of government may take title to and manage the land. Only units of government may submit development proposals. All proposals for local grants must include a local match of at least 25 percent of the total project cost. There is no minimum or maximum for acquisition projects; for development projects, the minimum funding request is $15,000, the maximum is $375,000. Costal zone Management Fund The Land & Water Management Division of the Department of Natural Resources offers grants for the purpose of planning, designing, and carrying out low-cost projects to improve Great Lakes shorelines and connecting waterways. The City recently received approval of a $50,000 CZM grant to improve its parking facilities at Oval Beach. The Recreation Bond Fund The Recreation Bond Fund draws from bonds approved by voters in 1988. It calls for money to be spent on DNR and local recreation facilities in four categories: Recreation infrastructure: such as ballfields, tennis courts, beaches and other shoreline areas, boat launches, trails, picnic areas, historic structures, playgrounds, roads, parking, restrooms, etc., which are not less than 15 years old; Waterfront recreation: such as fishing piers, boardwalks, boat launches, marinas, amphitheaters, landscaping, and shoreline stabilization: TABLE 12.1 RECREATION FACILITIES &: THEIR MINIMUM NUMBER OR SIZE NECESSARY TO ACHIEVE MINIMUM POINTS RECREATION FACILI1Y MINIMUM SIZE Bicycle Trail Playground 3 pcs. of play Swimming Beach Boat Launch Campground Non-motorized Trail Cross-country Ski Hiking Nature Horse Fishing Access Fishing Piers Nature Area 1 mile equipment 50 feet 5 parking spaces 1O campsites 1/2 mile 50 feet 1 10 acres NOTE: Points are not to be awarded separately for cross-country ski trails, nature trails, and hik1ng trails. These trails are to be considered as one facility. Source: DNR, Mlchll!an's 1987-88 Recreation Al:· tioo Program Guidel>ook. Community recreation: playgrounds, sportsfields, community centers, senior centers, fishing sites, and trails for the handicapped; Tourism-enhancing recreation: including campgrounds, boating facilities, historical sites, recreational conversion of abandoned rights-ofway, and fishing access. In its statewide inventory of recreational facilities, the DNR has identified Allegan County as deficient in a number of recreational facilities. Those relevant for the tri-community area include deficiencies in bicycle trails, fishing access, fishing piers, boat launches, campgrounds, nature areas, hiking trails, nature trails, cross country ski trails, picnic areas, and playgrounds. Allegan County communities with proposals for such projects will get funding priority over similar projects proposed in nondeficient counties. Table 12.1 includes the minimum number or size of selected recreation facilities to be considered toward bond funding. Grant requests may not exceed $750,000 and may not be less than $15,000. Applicants must match bond funds with 25% of the total project cost, not including other state grants or legislative appropriations. Bond money will only be allocated to projects on sites controlled by City of Saugatuck Comprehensive Plan �12-3 public agencies. In the tourism category, priorities are given to projects which: create new and innovative recreation-related tourism attractions: involve partnerships between the public and private sector: and projects for which feasibility studies have been conducted which demonstrate local, regional. and statewide economic benefits. The City has received preliminary approval of a $62,500 recreation bond fund grant for improving the beachhouse facilities at Oval Beach. Recreation Improvement Fund The Recreation Improvement Fund was created from State fuel tax revenue. About $750,000 per year is being targeted for development of non-motorized trails (hiking. bicycle, cross-country. and nature trails). No application forms or criteria have yet been prepared, but the Recreation Division is encouraging local governments to submit proposals based on local determination of need, location. and financing. Local Facility Development Grants These grants come from a number of funding sources and are available for planning, design, or development of local recreational facilities. The Village of Douglas received $11,000through this program in FY 1987-88 for improvement of its boat launch site on Kalamazoo Lake. Land Acquisition Grants Land acquisition grants are available for projects aimed at open space presexvation: park creation or expansion: acquisition of environmental resources such as sand dunes, woodlots, or wetland areas: waterfront access sites: and many other land acquisition projects intended for (passive or active) recreational purposes. Waterways Fund The Waterways Division of the Department of Natural Resources offers grants for the purpose of developing public boating facilities. The emphasis is on creating boat access sites and supporting facilities. provement Act (Act 233 of 1987). and the Local Road Improvements and Operation Revenue Act (Act 237 of 1987, as amended). The acts will be in effect for five years. when they will be reviewed for continuation by the legislature. The Local Road Improvements and Operation Revenue Act authorizes county road commissions to impose a vehicle registration fee and use these funds for road improvements. This Act has had little utility. however. because the fee must be approved by a public vote. Michigan voters in 3 counties rejected proposed fees in the November 1988 election. Many counties chose not to even put it on the ballot. fearing the same result. The Road Construction and Improvement Act (Act 233) provides funding through the transportation economic development fund only to rural counties (less than 400,000 population) with a national lakeshore, national park. or in which 34% or more of the land is commercial forest land. Then a portion of the remaining funds are available for use for county. city, and village street improvements. The Transportation Economic Development Fund allocates money for the purposes of bringing county roads to all season highway standards. This is important because heavy trucks can only travel regularly on all season roads. The Transportation Economic Development Act also offers counties. cities, and villages the opportunity to compete for additional funding on special projects with economic development objectives. This competitive grant is awarded by the State Highway Commission. Qualified project categories are listed below: (a) Economic development road projects in any of the following targeted industries: agriculture or food processing: tourism: forestry: high technology research: manufacturing: office centers solely occupied by the owner or not less than 50,000 square feet occupying more than 3 acres of land. (b) Projects that result in the addition of county roads or city or village streets to the state trunk line system. Road Funds (c) Projects for reducing congestion on county primary and city major streets within urban counties. In 1987. three acts were passed to provide a new source of revenue for cities, villages.and county road commissions. The Transportation Economic Development Fund (Act 231 of 1987, as amended). the Road Construction and Im- (d) Projects for development within rural counties on county rural primary roads or major streets within incorporated villages and cities with a population of less than 5,000. City of Saugatuck Comprehensive Plan �■ 12-6 PUBLIC WORKS FINANCING In addition to using general fund monies. it is often necessary for a community to bond to raise sufficient funds for implementing substantial public improvements. Bonding offers a method of financing for improvements such as water and sewer lines, street construction, sidewalks. and public parking facilities. Common municipal bond types include: 1. General Obligation Bonds - full faith and credit pledges, the principal amount borrowed plus interest must be repaid from general tax revenues. 2. Revenue Bonds - require that the principal amount borrowed plus interest be repaid through revenues produced from the public works project the bonds were used to finance (often a water or sewer system). 3. Special Assessment Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners in a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. TAX INCENTIVES The state law permitting communities to provide property tax incentives for industrial development is Act 198. This Act allows a community to provide tax abatements as an incentive for industrial firms which want to renovate existing or build new facilities. ADDfflONAL RECOMMENDATIONS Other Planning & Economic Development Assistance The City Planning Commission should maintain regular communication with the County Planning Commission, with the West Michigan Regional Planning Commission, and with the Allegan County Community Growth Alliance. These organizations should be encouraged to continue their County and region-wide planning and economic development efforts and to share relevant materials with the City. Likewise a copy of this Plan should be forwarded to each of these agencies when adopted. Pro-Business Alliance One way to strengthen Saugatuck's economic development potential is to establish a pro-business exchange in City government (or jointly with Douglas and Saugatuck Township) modelled after the Michigan Bell Business Retention and Expansion Program. (Saugatuck is not eligible for participation in the Michigan Bell Business Retention and Expansion program because it is not in a Michigan Bell service area.) A pro-business exchange creates an atmosphere of cooperation which benefits both the business and the community. The role of a pro-business exchange is to assist existing businesses in finding solutions for their problems (i.e. inadequate parking, expansion or relocation needs, etc.) and help make new businesses feel welcome. The exchange would work with area businesses to determine their needs and appoint an ombudsman to inform new businesses of local services and contacts. Businesses are often not aware of the services available to them or who to contact for more information. A brochure could be prepared which identifies who to contact for information on zoning, construction, planning, utilities, and taxation. The brochure could also identify permit fees, tax and utility rates, and transportation, delivery. freight, health, and financial services available in the area. Poverty The changing economy, higher health care costs, higher literacy and skills requirements for employees, and inflation have seriously hurt the nation's poor, including the elderly on fixed incomes. Social security benefits are the only retirement income for about two-thirds of all American retirees. and an estimated one million Michigan residents have no private or public health insurance. The poor are often overlooked in community development efforts, yet they are the group most in need of public assistance. Over eight percent of the City's residents were living below the poverty level in 1980. That's an annual income of less than $3,778 for those under 65, and $3,479 for those 65 and over. The City should continue to monitor the number of people in poverty through the census counts and work with local churches and nonprofit groups to assist them through food drives. temporary shelters, or other needed services. Collection of Trqffi.c Count Data A more detailed analysis of street and road needs should be undertaken. However, doing so is limited by the lack of any systematic and City of Saugatuck Comprehensive Plan f" �12-7 recent traffic count information. The tri-community jurisdictions would greatly benefit from Jointly purchasing the necessary equipment and undertaking specific traffic counts on a regular basis. The cost and training associated with this is minimal compared to the benefit. Downtown Saugatuck Downtown Saugatuck has a parking problem during the summer months. Low cost solutions have been difficult to find . However, discretionary tourist visits are likely being lost on peak days due to limited parking. Expert analysis is needed. Solutions should not include the establishment of above ground parking structures that significantly alter the character of the area. Public Open Space Acquisition Programs to acquire public open space along the water should be initiated. One option is to create a local nonprofit land conservancy. There are several very effective ones operating in Michigan. Priority should be given to building a trust fund for acquisition and maintenance or tying into existing ones by the Nature Conservancy and similar organizations. Periodic Updating and Revisions As these additional studies are undertaken the Plan should be updated to reflect the new information. At a minimum the plan should be comprehensively reviewed and updated at least once every five years. Managing Growth and Change The key to successfully managing future growth and community change is integrating planning into day-to-day decision making and establishing a continuing planning process. The only way to get out of a reactionary mode (or crisis decision making) is by planning and insuring the tools available to meet a broad range of issues are current and at hand. For that reason it will be especially important that the recommendations of this Plan be implemented as the opportunity presents itself (or revised as circumstances dictate) . Many new tools may be made available to local governments over the next few years to manage the growth and change process. It will be a challenge to City officials to pick from among the new tools, those that will provide greater choice over local destiny and quality of life. City of Saugatuck Comprehensive Plan �APPENDIX A References �■ REFERENCES Listed below are some of the key reports, studies, plans, and data sources which were used as references in the preparation of this plan. Other data sources are referenced throughout the plan. DEMOGRAPHICS U.S. Census, Current Population Reports, East North Central 1986 Population and 1985 Per Capita Income Estimates for Counties and Incorporated Places. Series P-26, No. 86-ENC-SC (also referencedfor economic data). U.S. Census of Population and Housing, 1980- Summary Tape File 3A (microfiche) for Saugatuck, Saugatuck Township, the Village of Douglas, and Allegan County. HISTORY Joe Armstrong and John Pahl. River & Lake: A Sesquicentennial History OF Allegan County, Michigan. published by the 1835 Committee. 1985. MASTER PLANS Saugatuck Township General Development Plan, prepared for Saugatuck Township by Williams & Works. Inc .. 1975. Village of Douglas Land Use Plan. prepared by the Village of Douglas Planning Commission with the assistance of the West Michigan Regional Planning Commission, adopted November 19. 1986. Land Use-Village of Saugatuck, prepared by the Saugatuck Planning Commission with the assistance of the West Michigan Regional Planning Commission, 1979. NAnJRAL RESOURCES Michigan Resource Inventory System Database, Department of Natural Resources. Soil Survey of Allegan County, Michigan, United States Department of Agriculture, Soil Conservation Service, March 1987. OWNERSHIP Land Atlas and Plat Book, Allegan County, Michigan, Rockford Map Publishers. Inc .. 19871989. Saugatuck Township Plat Boolr., Township Treasurer's Office, Saugatuck, Township. RECREATION A Parks and Recreation Plan for Allegan County, Michigan, prepared for Allegan County by Williams & Works, Inc .. 1986. Saugatuck-Douglas Area Parks and Recreation Plan. prepared by the tri-community area Parks and Recreation Commission, with the assistance of the Saugatuck Public School District. February 1985. ~ �~ SOLID WA-,TE Allegan County Solid Waste Plan, prepared for the Allegan County Board of Commissioners and the Michigan Department of Natural Resources by the Allegan County Planning Commission, PA 641 solid Waste Planning Committee, and the West Michigan Regional Planning Commission, September 1983. ECONOMY Real and Personal Property SEV, 1980-88, Michigan Department of Treasury, State Tax Commission. The Economic Impact of Travel on Michigan Counties , prepared for the Michigan Travel Bureau by the U.S . Travel Data Center, July 1988. Travel and Tourism in Michigan: A Statistical Profile, First Edition, Research Monograph # 1, Michigan State University, Travel, Tourtsm and Recreation Resource Center, 1986. Michigan Employment Securtty Commission, Bureau of Research & Statistics, Detroit, Michigan. UTILITIES A Feasibillty Study on the Utillzation of a Single Ground Storage Reservoir, SaugatuckDouglas Water System, prepared for Kalamazoo Lake Sewer & Water Authority by Holland Engineertng, Inc., January 18, 1983. Facillties Plan for Wastewater, prepared by Williams & Works, April 1976. ~ Saugatuck Township Area Utlllty Service Study, prepared by Fishbeck, Thompson, Carr & Huber, Inc .. March 1988. Village of Douglas Water Supply Contamination Problem Evaluation and Recommendations, Wolverine Engineers & Surveyors, Inc., July 1, 1987. Village of Saugatuck Streets and Public Utilltles Condition Report, May 1984. Waterworks Reliabillty Study for Kalamazoo Lake Sewer and Water Authority, prepared by Fishbeck, Thompson, Carr, & Huber, Inc., March 1987. ZONING City of Saugatuck Zoning Ordinance , as amended through October 1989. Saugatuck Township Zoning Ordinance, as amended through October 1989. Village of Douglas Zoning Ordinance, as amended through October 1989. �APPENDIX B Demographic, Economic, and Housing Data • �■ I"' A. DEMOGRAPHIC CHARACTERISTICS 1. Age Cohorts (Raw Data) Douglas Saugatuck Area Saug. Twp. County --------------------- ---------------------------------------------------------23 11 17 19 6 36 59 14 15 23 18 14 16 22 18 60 84 72 106 82 48 17 30 85 49 4 13 15 21 3 11 30 47 6 under 1 1-2 3-4 5 6 7-9 10-13 14 15 16 17 18 19 20 21 22-24 25-29 30-34 35-44 45-54 55-59 60-61 62-64 65-74 75-84 85+ 17 18 15 19 13 24 14 50 106 92 101 136 59 21 27 138 57 26 61 52 94 46 46 86 212 67 55 73 67 37 80 80 53 188 297 330 349 483 215 46 132 333 210 47 25 26 56 24 29 20 106 47 23 32 34 4 51 34 21 78 107 166 142 265 108 8 75 110 104 17 1496 2560 2544 1289 1332 4274 5989 1522 1642 1758 1666 1392 1403 1402 1230 4267 6706 6503 9306 7820 3927 1172 1882 5151 2555 767 Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item 15. Detroit, MI, tel. 313-354-4654. 2. Age Cohorts (Aggregated and Percent Comparisons) Age 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ Saugatuck 49 97 170 198 101 136 107 221 (4.5) (9.0) (15.8) (18.4) (9.4) (12.6) (9.9) (20.5) Douglas 51 134 186 156 106 82 95 138 (5.4) (14.1) (19.6) (16.5) (11.2) (8.6) (10.0) (14.6) Saug. Twp. 107 226 277 273 142 265 191 231 (6.3) (13 .2 ) (16.2) (15.9) (8.3) (15 .5) (11.2) (13.5) Area 207 457 633 627 349 483 393 590 (5.5) (12.2) (16.9) (16.8) (9.3) (12.9) (10.5) (15.8) County 6,600 (8.1) 14,406 (17.7) 14,760 (18.1) 13,209 (16.2) 9,306 (11.4) 7,820 (9.6) 6,981 (8.6) 8,473 (10.4) ------------------------------------------------------------------------------Source: (same as above , 1960 and 1980). 0 �• 3. Change in Age Cohorts from 1960-1980 Age 1960 M/F 1960 - Tri-Community Area 1980 M/F 1980 Change 1960-80 ------------------------------------------------------------------------------- 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ 121/140 274/249 133/146 129/139 170/166 142/147 115/163 196/232 261 523 279 268 336 289 278 428 (9.8) (19.6) (10.5) (10.1) (12.6) (10.9) (10.4) (16.1) 113/94 233/224 325/308 337/290 170/179 239/244 192/201 231/359 207 457 633 627 349 483 393 590 (5.5) (12.2) (16.9) (16.8) (9 .3) (12.9) (10.5) (15.8) -20.7% -12.6% 126.9% 134.0% 3.9% 67.1% 41.4% 37.9% Source: (same as above, 1960 and 1980). 4. Place of Birth Michigan Another State Born Abroad Foreign Born Saugatuck Douglas Saug. Twp.* Area 615 (56.9) 422 (39.1) 5 (0.4) 37 (3.4) 577 (60.9) 320 (33.8) 2 (0.2) 49 (4.4) 990 (57.8) 598 (34.9) 2182 (58.3) 1340 (35.8) 7 (0.2) 210 (5.6) 124 (7.2) County 63,771 (78.2) 15,934 (19.5) 227 (0.3) 1,623 (2.0) * Some individuals not accounted for. Source: (same as above), item 33. 5. Place of Residence - 1975 (Persons 5 years old and over) Saugatuck Same House Same County Another County Another State Abroad 503 187 228 117 (48.6) (18.0) (22.0) (11.3) 423 156 198 103 8 Douglas Saug. Twp. (47.9) (17.6) (22.4) (11.6) (0.9) 984 (59.5) 144 (8.7) 244 (14. 7) 280 (16.9) Area 1910 487 670 500 (53.4) (13.6) ( 18. 7) (14.0) 8 (0.2) County 44,575 (59.3) 15,428 (20.5) 10,923 (14.5) 3,962 (5.2) 241 (0.3) Source: (same as above), item 34. 6. Household Characteristics Total HHs Ave. HH size 2 parent fam. Female HH head Saugatuck Douglas Saug. Twp. 537 2.00 219 41 391 2.44 222 31 633 2.69 411 28 Source: (same as above), items 10 and 20 Area County 1561 2 .39 852 100 27,282 2.95 19,520 1,911 �■ 7. Marital Status Saug Twp Douglas 262 (28.1%) 325 (23.9%) 467 (50.1%) 849 (62.5%) 25 (2 . 7%) 28 (2.1%) 107 (11.5%) 75 (5 . 5%) 72 (7 . 7%) 82 (6.0%) 177 (23.2%) 449 (58.8%) 16 (2.1%) 66 (8.7%) 55 (7.2%) Saugatuck Single Married Separated Widowed Divorced Source: (same as above) , item 26 . B. HOUSING STOCK 1. Structure Type Saugatuck Douglas Area Saug Twp. County --------------------- - ------------------------------- - -----------------------------Total units Year Round Units 1 in Structure 2 in Structure 3 and 4 in Struct 5 or more Mobile Homes Vacant , Seasonal, & Migratory 1 in Structure 2 in Structure 3-4 in Structure 5 or more Mobile Home/Trailer 772 569 385 49 68 60 7 529 406 290 20 16 40 40 850 734 636 32 203 150 6 18 29 123 108 11 4 116 106 5 66 5 2,151 1,709 1,311 101 84 100 113 31,864 28 , 985 23,190 1,001 583 1,199 3,012 442 364 22 22 29 5 2 , 879 2 , 250 51 57 153 368 ~ Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item 102/ 103 . Detroit, MI, tel. 313-354-4654 2. Year Structure Built - Year Round Units Saugatuck Douglas Saug Twp. Area County ------------------------------------------------------------------------------------ 1975-80 1970-74 1960-69 1950 - 59 1940-49 Pre 1940 36 19 51 (6 . 3) (3.3) (9.0) 73 (12. 8) 56 (9.8) 334 ( 58. 7) 22 (5.5) 46 (11.3) 81 (19.9) 32 (7. 9) 36 (8.9) 189 (46.5) Source: (same a s above), item 109. 72 116 133 99 68 246 (9.8) (15 . 8) (18.1) (13.5) (9.3) (33.5) 130 181 265 204 160 769 (7.6) (10.6) (15.5) (11.9) (9.4) (45.0) 3568 (12.3) 4326 (14.9) 4458 (15 . 4) 3647 (12.6) 2507 (8.6) 10479 (36.2) �3. Occupancy Saugatuck Total Units Owner occupied Renter occupied 772 334 (43.2) 205 (26.5) Douglas 529 271 (51,2) 117 (22.1) Area County 850 2,151 531 (62.4) 1,136 (52.8) 117 (13.7) 439 (20.4) 31,864 22,271 (69.8) 4 , 961 (15.5) Saug Twp . Source: (same as above), item 97. C. ECONOMIC CHARACTERISTICS 1. Type of Employment Saugatuck Private Wage/Salary 402 (73. 5) Federal Gov. 7 (1. 3) State Gov. 21 (3.8) Local Gov. 49 (9.0) Self Employed 68 (12.4) Unpaid Family Worke Douglas Saug Twp. Area County 333 (76.9) 1 (0.2) 25 (5.8) 33 (7. 6) 40 (9.2) 1 (0.2) 492 (71.4) 11 (1. 6) 2 (0.3) 56 (8 . 1) 92 (13.4) 17 (2.5) 1227 (73. 5) 19 (1.1) 67 (4.0) 138 (12.0) 200 (12.0) 18 (1.0) 26697 (78.5) 308 (0.9) 775 (2.3) 3022 (8.9) 2977 (8. 7) 246 (0. 7) Twp/Douglas Area County County(%) 43,730,725 9,402,800 1,126,200 2,661,790 430,733 64,898,211 20,080,005 1,905,350 2,661,790 430,733 604,509,215 101,799,772 50,272,956 153,232,546 3,251,687 Source: (same as above), item 67. 2. Real Property SEV - 1988 Saugatuck Residential Commercial Industrial Agricultural Developmental 21,167,486 10,677,205 779,150 N/C N/C 66.2 11.1 5.5 16.8 0.4 Source: Michigan Department of Treasury, State Tax Commission, 1988. Lansing, MI, tel. 517-373-1091. 3. Total Annual Real Property SEV - 1980-88 Year Saugatuck Douglas 1980 1981 1982 1983 1984 1985 1986 1987 13 , 709 , 600 15 , 682,000 18 , 314,033 20,855,000 25,831,436 27 , 382,650 29,737,980 32,727,560 10,560,200 11,723,580 13,341,647 15,101,800 16,848,894 18 , 756,700 20,321,283 21,957,626 Saug Twp.* Saug. Twp.** 18,482,350 21,042,164 23,287,428 25,691,300 27,155,345 28,922,650 30,023,509 32,464,745 42,752,150 48,447,744 54,943,108 61,648,100 69,835,675 47,679,350 50,344,792 54,422,371 Area 42 , 752,150 48,447,744 54,943,108 61,648,100 69,835,675 75,062,000 80,082,772 87,149,931 * not including Villages. ** including Saugatuck and Douglas through 1984 and Douglas only after 1984. Source: Michigan Department of Treasury, State Tax Commission, 1988. Lansing, MI, tel. 517-373-1091 �■ 4. Annual Average Employment -Tri-Community Area Year Ave. Emp. 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1,491 1,527 1,555 1,613 1,695 1,656 1,175 2,461 2,550 2,700 Source: Michigan Employment Security Commission, Field Analysis Unit. Detroit, Michigan, tel. 313-876-5427. 5. Persons in Poverty by Age Saugatuck Less than 55 55-59 60-64 65+ 67 3 Douglas Saug Twp. Area County 77 6 83 227 24 39 5181 281 206 1127 9 8 8 15 78 Source: U.S. Census of Population and Housing, 1980--Surnmary Tape File 3A, item 93. Detroit, MI , tel. 313-354-4654 . �• APPENDIX C Public Opinion Survey Responses �■ CITY OF SAUGATUCK PUBLIC OPINION SURVEV RESULTS PAUL HARRIS: AIIIITAHT RBSBARCH DIRJ!CTOR RESPONSE RATE WE SENT 726 SURVEVS FROM OAKLAND UNIVERSITY USING THE MA IL LABELS FROM THE CITV. WE RECEIVED (es of 11 /29/88) 372 SURVEVS FROM THIS MAILING, PRODUCING A RESPONSE RATE OF 51.2 PERCENT. IN ADDITION, WE RECEIVED 11 RENTER SURVEYS WHICH WERE DISTRIBUTED BV THE TOWNSHIP. THE TOTAL NUMBER OF SURVEVS USED IN THE FORTHCOMING ANALYSES IS: 383. �COt1t1UNITY VALUES Q.:.!: • lmportcnce of things people look for inc community. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= NOT IMPORT ANT, 4 & 5: IMP ORT ANT, 3: HAS BEEN OMITTED small town ctmosphere quiet town friendly people ettract1Ye/beutiful surroundings good plcce to raise children {rcditioncl values religious opportunities freei:iom to be myself chance to get involved in loccl org·s low crime rate good school system Tow tax rates close to lcrger cities convenient shopping opportuni tes cvcilability of good housing f ami 1y in tne 8re8 job in area water based recreation ne8rby not industrielized Q.2: NOT 1r~iRTANT 16.81 3.31 2.71 3 t .61 34.91 36.21 13.21 35.31 4.41 t 4. t I 6.91 20.41 27 .41 19.01 56.61 40.81 t 4.61 23.71 IMP~~NT 70.31 94.31 94.01 57.81 49.01 46.21 75.91 37.91 91.01 64.01 78.31 54.71 49.41 53.91 25.51 43.91 66.41 46.91 How has the community changed. better place to live stoyed obout the some worse ploce to live CHECKED 32.81 43.21 24.01 9~ As the area grows and chonges, which best describes Sougetuck. 1= smell villoge, 2= beclroom community, 3= Hollond suburb, 4= Smon city community as is community as would like it to be community as think it will be g.:-4;, 1 67.51 65.31 19.71 ~ 11.71 19.11 -rlt 2.71 21.81 How would you rate the communites on the following. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= POOR, 4 & 5= GOOD, 3: HAS BEEN OMITTED business climate churches community events entertainment geneftJl appearance flousmg 1ob location medical care recreation resteurant~ ~ 8.41 28.41 41.71 10.91 34.11 63.81 4.61 45.41 12.21 24.51 ft 68.21 47.51 36.81 71.91 25.21 9.31 93.01 27.71 67.61 58.81 4 24.01 20.31 39.41 �■ 114 ft 10.51 cont roeas schools senior citizen services shopping social services taxes 26.01 43.01 47.41 65.71 mi 62.61 38.81 39.01 15.41 18.21 COt1t1UN ITY PROBLENS Q& Problems faced by the communities, how importent ore they to you. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= NOT A PROBLEM, 4 &. 5: PROBLEM, 3: HAS BEEN OMITTED NOT violent crime property crime vondelism teens w/ nothyi ng to do drugs alcohol unemployment new job opportunities housmg shortages public recreation too much development not enough development lack of health care... trafic safety perking deowntown Seug. skateboards/bikes downtown Seug. run down property litter downtown area litter elong blue ster Hwy. appearance of bus. along Blue congestion at ovel beech quefity ovel beach facilities access to weterbodies local schools city gov·t services counfy gov·t services leadership elected officiels lnedequete taxes inodequete locol phmning inadequate local development erosion&. flodding contamination dnlcing water water quelity wet lends send dunes other env. destruction ined. senior progrems erosion along lel<eshore Dr. ined. weter supply ined. sewer service snowmob111 ng on pub 11 c roeds A PROBLEM 88.01 73.61 73.31 31.BI 29.21 28.81 50.81 19.91 33.51 66.51 50.61 63.11 35.21 65.01 32.01 56.11 60.21 66.51 61.11 54.71 66.61 57.41 60.51 65.11 44.51 28.61 35.41 60.61 33.11 37.91 47.61 21.61 22.41 43.01 40.41 37.51 46.91 14.41 35.21 47.11 57 .61 PROBLEM 5.31 13.91 12.81 49.61 44.31 49.11 21.71 52.51 38.11 22.91 36.81 22.61 55.21 18.71 65.81 22.01 27.61 18.51 21.51 32.51 12.21 25.71 24.31 4.41 40.51 27.01 42.51 12.41 53.41 45.01 39.41 46.51 57.01 35.71 38.41 18.21 23.61 74.11 40.51 21.31 16.01 �SHOPPING & SERVICES Where do you go most often for the following thi~gs. 1= So~otuck, 2= Hollond, 3= close to work, 4= better serv1ce, 5: mo choice, 6= lower cost · J;l.8: - opplionces outo/truck soles outo /truck services bokery goods benking beoutician/borber books car wosh clothing doy core dept. store dry cleoners fom11y restouronts fancy restaurants fost food flower shop furniture ~roceries ordwore loundromat 1own &. gorden sup. lumber med1col services movies phormocy sporting goods 11~ 1 29.71 0.01 16.01 78.11 77.41 73.71 37.11 51.11 14.01 85.91 0.61 42.51 64.71 38.61 2.01 74.71 15.31 56.21 71.41 86.71 38.11 64.91 36.51 0.01 77.11 8.31 ~ 68.01 56.31 14.11 11.31 10.41 31.31 41.51 42.91 9.81 56.11 49.21 30.21 39.81 79.31 15.71 3 7. 11 9.11 8.11 6.31 8.61 9.31 7.71 5.61 12.51 2.21 12.81 4.81 1.21 5.01 5.31 4.41 34.31 37.91 24.61 10.61 47.31 20.91 43.81 90.31 15.81 66.41 4.31 4.11 10.81 3.31 3.31 10.71 2.71 2.61 2.71 7.31 4 2.41 3.61 3.01 0.01 0.01 5.41 3.81 0.01 3.01 2.21 1.81 0.01 0.01 2.81 0.01 0.01 0.61 0.01 0.01 0.01 0.01 3.41 3.81 0.01 0.61 0.71 -for 13.91 11.11 0.91 1.81 0.61 17.61 0.01 24.71 0.01 27.31 1.01 3.01 12.91 13.31 4.41 29.61 0.91 0.91 0.01 4.91 5.11 5.21 6.41 1.51 11.11 Approve or disopprove of future commerciol development. NOTE: OR IGI NAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= DISAPPROVE, 4 &. 5: APPROVE, 3= HAS BEEN OMI ITED in smell shopping centers 1n one 1orge shopping center in downtown Soug. in downtown Douglas in scottered commerciol oreos in str1 p commerci o1 oreos nowhere Jt.11.;. o1s~E.~fYE 48.91 53.91 51.01 45.91 67.61 59.11 a1~0VE 7.51 24.51 37.81 37.31 30.61 17.91 10.81 Where should new commercial development occur. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= DISAPPROVE, 4 &. 5: APPROVE, 3: HAS BEEN OMI ITED - along olong olong olong olong olong North Blue Star Hwy. South Blue Ster Hwy. Butler St. in Sougotuck Weter St. in Sougotuck Loke St. in Sou~otuck M-89 outside o Fennville ot freewoy interchenges Dl~APPfVE 25.4 17.91 56.31 50.81 58.BI 31.61 16.21 A~~VE 9. I 69.81 24.91 29.51 22.71 37.11 60.61 6 ~ 5.41 5.41 0.61 0.91 0.61 2.61 1.91 3.01 0.01 1.51 2.61 0.91 0.91 0.01 0.71 5.61 2.41 0.61 0.01 5.51 1.71 0.01 0.01 1.81 6.21 �• !I~ DOWNTOWN Whet ere your priorities for $eugetuck's downtown. ' NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= LOW PRIORITY, 4 & 5: HIGH PRIORITY, 3: HAS BEEN OMI ITED LOW G~.WIIIY edditionel pub11c restrooms benches for pedestriens control truck traffic dress up store fronts flowers & lendscepe historic preservetion resident oriented businesses more perking tourist oriented businesses new lighting offices reduce cer treffic restaurants shopping weterfront retail businesses writerf ront who 1es61 e business waterfront boat services writerfront perk g~ 51.21 36.01 48.81 34.71 22.51 27.11 25.41 51.31 45.61 60.51 49.01 53. 1I 47.11 59.11 83.61 45.6:C 35.61 36.61 48.01 40.81 55.11 64.61 43.31 70.51 26.11 38.4:C 18.71 31.3:C 35. 11 38.51 26.01 6. 11 40.91 52.71 Do you feel there is e perking problem other then between Memoriel Dey end Labor Dey 1n downtown Seugetuck. yes= 24.81 .Q~ HIGHr.~ORITY no= 72.21 uncerte1n= 2.41 Which of the following options do you prefer for providing edditionel perking downtown. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2: DISAGREE, 4 & 5: AGREE, 3: HAS BEEN OMI ITED AGREE. -so.cl DISAGREE demolish old public works build. aquire edd. public property leeve problem for downtown bus. cre8te pertnershi p... g~ 32.61 47.5:C 61.5:C 32.61 38.41 25.61 38.81 INDUSTRIAL DEVELOPt1ENT Does the riree need more i ndustri el deve1opment. ( 1= strongly disrigree to 5: strongly egree) 1= 22.61, 2: 11.21, 3: 9.91, 4: 16.41, 5: 35.91 RESIDENTIAL DEVELOPt1ENT Q.17: Whet type of residentiel development is needed in Seug8tuck. {1= needed now, 2= needed later, 3= not needed, 4= don't know) 1 epertments 37. 11 1o.ar atteched single... 29.51 18.71 38.51 13.31 det8ched single ... (50-70) 52.61 11.71 29.51 6.11 detached single ... (70+) 33.71 17.71 36.21 12.41 W8terfront condos 4.BI 2.51 90.41 2.21 1ow income housing 40.21 4.51 48. 91 6.41 mobile homes 4.91 B.61 71.41 15.11 seniors housing 30.11 14.11 38.11 17.71 ~ ~ �Would you favor lowering the min. square footcge to mcke housing more affordable. ( 1= strongly disagree to 5= strongly agree) • 1= 29.8:C, g_ 19: 2: 13.8:C, 5: 28.71 New housing should be built et e density that ts ... ( 1=higher then, 2= lower then, 3= seme es, 4= uncertain) 1 21.41 sfu 23.6:C 22.81 16.7:C 42.7:C 32.91 9.71 22.21 5.S:C 4.81 Saug. waterfront of Lk.Kel. on the hi 11 in Saugatuck in downtown Saugatuck in downtown Douglas the shore of Lk. M"I agr. areas Saug. twp. J].20: 4: 6.21, 3: 21.41, 5.81 ~ SO.SI 53.11 39.11 45.71 14.7:C 4 ~ 4.S:C 8.21 28.41 15.41 37.2:C RECREATION Type of additional recreational facilities are needed in the Saugatuck area. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2: LOW PRIORITY, 4 & 5: HIGH PRIORITY, 3: HAS BEEN OHi ITED 6: TOO FEW TO LIST basketball courts bike peths boet 1eunchi ng ramps camping community center cross country ski trails fitness center golf course fl1k1ng trails horseback tra11 s ice rink Lk. front open space(Lk. HI) Lk. front open spece(Lk.Kal) public Hennes private merines movie theater neighborhood playgrounds perks picnic arees raquetbell courts riverfront open spece(Kel river) senior citizen center shuffle boerd softbell ff elds swimming pool(s) tennis courts .Q.21: LOW PRliRITV 51.3 16.7:C 33. 11 45.4:C 42.01 25.01 35.41 59.91 27.0:C 51.51 46.41 25.61 31.81 39.41 60.3:C 43. 91 60.01 46. 11 49.7:C 72.41 28.8:C 30.0:C 58. 91 62.21 46.91 53.0:C 14.BI 66.0:C 45.01 32.11 33.61 61.5:C 33.91 18.11 62.41 18.21 37.7:C 60.71 49.71 36.91 10.61 37. 71 20.41 41. 11 31.31 5.21 48.6:C 24.51 17 .01 16.61 36.71 23.71 WATERFRONT DEVELOPNENT & SURFACE WATER QUALITY Which of the following best desribe your use (s) of nearby water bodies. (VALUES REPRESENT PERCENT CHECKED) ~ sw1mm1ng ~I sunbathing fishing(boat) 12.01 ------- -- HIGH PRIORITY 6.81 6.81 a½i:c '68.71 56.91 33.71 21.k1 4.71 4.21 6.81 �■ ~~ cont. is ing{shore) nature study sailing windsurfing waterskiing powerboat t ng scuba dtvtn~ waterfowl unt. ice ftshing ice skating cross country ski. snowmobi 1i ng iceboating other I dont use it }5\ 1f.51 · 28.21 11.71 3.41 10.21 24.61 1.01 7.61 4.21 0.51 10.21 2.61 1.31 ~5 24.BI 17.21 6.61 12.51 • 31.11 0.51 1.01 5.21 4.41 9.11 1.61 2.91 34.7:C 35.21 16.6,S 21.71 39.71 8.41 1.31 0.81 1.01 12.51 2.91 0.81 6.01 5.01 3.11 I ~I 10.41 3.41 3.71 B.91 14.61 0.51 4.21 6.81 2.11 5.51 2.11 1.61 . {I\ 22.71 .(l.22: Which term best describes your opinion of the present water quality of the following water bod1es. KR f!i very good po?cl a1r poor ver_-w poor don t know &1 5.01 20.41 26.51 33.11 9.61 6.71 15.21 32.11 31.21 11.51 11A1 32.01 30.21 9.21 4.01 7.11 ~I 6.91 21.71 17.61 8.51 40.91 9.23: Bcsed on your experience in recent years the water quality of the following water bodies has. Hffz improved great 1¥i improved slight y 16.81 30.61 stayed the same deteriorated slightly 17.61 detert otated great 1y 12.41 don't know 12.41 .(1.24: ,. rl".. 1~1 13.61 32.21 18.91 12.31 12.01 10~ 19.91 35.81 20.81 5.91 7.01 7~ 9.51 25.01 5.91 2.61 49.01 Indication of feeling about the adequacy of the followtng faciltttes on each water body. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2: INADEQUATE, 4 &. 5: ADEQUATE, 3: HAS BEEN OMITTED DESCRle:!1011 u. a~~~ ~~~ boat launch boat sltps(r) 21.1 boat slips{c) 9.2 marinas 18.9 swim.beaches 26.2 boat ser-11ce 18.7 pumpout f aci 1. 24.5 fish cleaning 29.2 camp grouds 39.0 parks 26.9 public rest. 32.7 other pub. acc. 37.0 des boat mom 44.9 des no wake 27.2 41.9 56.9 55.9 36.9 42.0 35.3 33.0 26.3 45.0 39.6 20.0 26.8 49.0 ft 20.2 9.1 19.6 28.6 14.7 16.4 28.7 41.5 26.3 30.1 35.6 44.4 25.7 45.6 64.3 60.3 32.8 46.9 37.6 33.1 27.7 48.7 42.3 17.9 25.9 47.8 U1 M 1i~~ 23.5 17.5 20.6 20.7 14.9 19.4 19.4 20.3 51.7 26.7 45.8 33.3 36.4 13.1 20.6 24.7 77.3 27.6 18.8 19.2 17.2 52.0 28.9 25.7 21.4 42.3 A 19.6 13.7 16.6 11.4 9.7 12.5 17.2 39.3 32.3 22.8 27.0 28.2 17.6 24.9 27.5 22.5 20.4 21.B 16.0 17.6 17.7 17.7 19.9 18.9 19.9 37.8 ~ "" �Should the City c,ctively cooperote in the construction of on areawide marina. ( 1= strongly diseJgree to 5= strongly eJgree) 1= 33.61, 2: 13.81, 3: 11.91, 4: 8.91, 5: 31.71 OTHER LAND USE QUESTIONS Do you think summertime festiY81s ere good for the 58ugetuck eree. yes= 76.81, no= 11.11, uncertain= 11.61 !1.27: Which, if eny, of the following types of ·home occupations· do you favor being permitted in resi denl 1811 y zoned erees. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= OPPOSE, 4 & 5: FAVOR, 3: HAS BEEN OMITTED bed & breakfast h8irdressers/berbers music 1essons d8ncelessons accounting/ta)( prep. lew offices medical offtces edult foster cere dey care ·evon·, ·emway" typing services dressmeiki ng/ a1t. ceramics clothing boutiques bakery ptzzana smell engine repair antique seles .Q...21t OPPOSE FAVOR 44.81 6.71 11.31 13.01 34.31 44.61 36.81 26.61 34.11 13.01 9.31 39.81 60.81 66.91 70.91 59.01 48.21 40.21 84.41 76.71 72.11 43.91 42.61 42.51 49.41 49.51 71.21 78.31 37.01 22.01 19.51 16.31 20.11 37.81 28.41 67.31 Whet 8re your priorities for Blue Ster Ht ghwey. NOTE: ORIGINAL PRESPONSES HAVE BEEN COLLAPSED 1 & 2: LOW, 4& 5: HIGH, 3: HAS BEEN OMITTED better lighting uniform sign controls improve traffic flow add e center tum 1ane instell public sewer install public weter improve dretnege 1mprove eppeerance creete commerci81 strip more tourist orientated bus. more shopping more industry more personel sendces more auto services more offices fest food rests drive thru businesses no changes A 31.31 32.51 23.21 27.11 30.31 31.81 23.01 43.41 58.51 34.51 29.31 38.01 42.51 35.31 40.11 40.01 61.11 HIGH sf]i 52.31 48.01 50.81 41.21 38.71 35.01 66.81 37.31 28.31 41.11 49.81 47.91 35.41 38.01 50.01 40.41 19.21 �■ eef& cont. e er 1ane str1 ping re surfacing uniform speed limit bike bath more trees ~ 6~.~~ 13.01 34.61 22.41 33.71 65.31 56.61 69.91 48.41 ~ ENVIRONHENTAL PROTECTION g~ What 11mitat1ons, if any, should be imposed on development in eech of the following areas. ( 1= no new deve 1opment, 2= very 1ow density, 3= moderate density) (4= No special regulation) 1 eTo) forested sand dunes open sand dunes 84.41 wetlands & swamps ad'1oining 73.11 wet 1ands & swamps in and 70.61 along the Kal. river 39.01 along Kal. lake 39.01 along Lk. Ml 34.81 along Silver Lie. 35.31 !).30: r& -rlr 10.41 1.61 16.21 12.71 32.81 31 .91 43.61 28.21 6.41 13.31 19.51 21.51 16.81 24.51 "" 4 1.91 2.51 4.21 3.41 8.81 7.61 4.81 12.11 PUBLIC SERVICES How would you rate the following local pub11c services. NOTE ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= POOR, 4 & 5: GOOD, 3: HAS BEEN OMITTED ambulance animal control building inspections fire protection first responder unit tnturban bus 1and use p1tmni ng librar~ other tty Hall services parking in downtown park mainteinace playground equip. pol1ce protection property assessment pub1i c boet 1eunches schools K-6 schools 7-12 schools- community ed. sewer serv1 ce snow remove 1 storm drainage street lighting street mai nta1 nonce street resurfacing water service waterfront maintenance zoning enforcement ~ 42.01 37.01 6.81 6.71 6.51 65.61 17.91 37.41 64.91 25.91 29.81 17.21 49.91 45.51 6.81 9.11 10.51 20.81 8.71 25.61 32.21 46.21 68.21 24.91 31.61 46.01 fi 14.91 24.11 71.01 69.71 73.81 13.51 65.21 31.01 9.71 55.71 38.31 53.21 24.61 22.71 63.31 58.01 60.81 53.51 61.31 35.61 35.41 22.21 9.31 41.01 28.01 23.71 ff:::' ,,,.. ~ �9.31: Whot ore your priorities for how the City spends your tox doll ors. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= LOW, 4 &. 5: HIGH, 3: HAS BEEN OMITTED preventing crime enforcing ord1 nences traffic enforcement fire protection ombulence service weter supply sewer service street repeir pork &. recreot ion improve perking downtown senior progrems 1mprove Cfty appearance plan for future weterfront improvement interurben bus economic development Jl,32: rt 58.91 53.41 91.81 72.91 86.11 83.91 78.71 48.31 40.81 22.51 55.41 79.71 56.21 41.11 42.21 16.91 27.01 1.11 10.41 7.11 8.31 2.31 31.61 37.61 41.11 23.21 13.31 24.81 39.61 23.11 How frequently do you use the following services. ( 1= never, 2= less Ulen 1 time/month, 3= one time/month) (4= one time/week, 5= more often) recycling center interurb. bus service river bluff perk Seug-Doug 11 brery ovor beocfl Douglas beech sun clown pork shultz perk Seug Dunes St. pork beel'.'Y field wicks perk other perks City Hell services Q.all: H1GH 62.9) ~I 1 79.21 66.91 64.81 34.91 9.81 68.71 84.71 64.51 52.81 78.21 51.81 67.41 30.81 2 8.71 27.01 26.41 46.41 28.21 17.91 10.81 26.21 26.81 12.11 22.41 18.01 38.71 _3_ 8.71 0.61 4.51 12.01 21.11 7.51 3.11 3.71 13.11 2.51 8.31 11.41 21.51 4 3.41 1.41 0.61 3.41 18.41 0.81 0.81 3.41 1.11 2.81 12.21 1.21 6.01 5 Ml 4.11 3.71 3.41 22.51 5.01 0.61 2.31 6.11 4.21 5.31 2.11 3.01 If it meent en increese in generel property texes, which of the follwing services do you tflink Saugatuck should increase or odd. police protection f 1re protect1on better St. me1 ntenence more perking better wet er que 11 ty better sidewelk sidewelk snow removel new street 1ight i ng more flowers &. trees community Rec. center seniors center industriel perk drei nege contro 1 tresh collection CHECK!° 17.5 13.81 37.31 28.71 48.81 25.61 10.41 16.71 20.91 18.81 11.51 14.91 9.41 23.51 �g....3..3..:. cont. com61ned meint. ger8ge economic development 24hr. medic81 service community poo 1 .QM;, Which of the following stetements is closet to your position on government services end property texes. nice to heve better services, but... I would like better government services, ... 1oc81 government tnes to do to much, ... other !1.35: Pl ace e check before eech of the f o11 wing City boerds/ commissions 8t which you h8Ye et tended 8 meeting in the 1est 2 yeers. city council plenning commision zoning t>oerd of appee 1s board of review(taxes schoo 1 boord Seug twp. fire district i nterurben trons. system Kol. Lk. water & Sewer Auth. ~ - CH~~~~ 38. 11 21.41 17.51 8.61 · 5.21 5.21 12.51 How responsive do you feel these parts of locol government are to Saugatuck citizens. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= NOT RESPONSIVE, 4 & 5= RESPONSIVE, 3= HAS BEEN OMITTED NOT R~f ONS IVE city council 5 . ,t planning commision 44.71 zoning tioerd of eppeals 39.31 board of review(taxes) 49.81 school board 21.51 Seug. twp. fire district 3.51 interurban tnms. system 22.51 Kal. Lk. weter & Sewer Auth. 33.51 g~ RESPSNS IVE 2 . 11 31.01 23.61 13.01 39.91 57.41 37 .Bl 31.61 Should the City adopt e policy of consolidating services with other governmental units. yes: 5B.01, no= 7.51, uncerte1n 34.51 Q.38: If yes, what services should be consolidated. NOTE: THESE VALUES CORRESPOND TO THE PERCENT WHO ANSWERED ABOVE sewer water strorm water ·ves· ~~EP 54.01 37.11 I �CHECKED Q.38: cont: pol1ce street & rocds perks & summer Rec. ple~ning zomng building permits ct ty meneger comb. vehfcel metnt. other 50.11 44.41 41 .81 44.11 44.91 30.51 28.51 36.81 Should the City of Seugetuck, the V11lege of Dougles1 end the Township of Scugetucl< consolidete into e single unh. of government. yes= 52.81, no= 47.21 BACKGROUND INFORNATION Q.40: Are you a registerd voter. yes= 85.41, .QM;. no= 14.61 How meny ye8rs heve·you resided 1n the City of Seugeituck. CH~fiP less then 1 1- 5 5 - 10 10-20 more than 20 Q.42: 15.21 21.11 29.11 32.51 How many more years do you think you will stay in the Saugetuck area. CHE~KED less thtm one 3. more than 1O yrs ~ * 5.61 20.81 69.61 1 - 3 4 - 10 How many months of each year do you typi ca 11 y reside in the Saugatuck. 60.81 responded thct length of stay is 12 months 9.51 responded that length of stey is less then 6 months Q~ Please check each of the following theit cpply to you. residential property owner renter own or manage e business in area Q.45: C~CKiP 4.0 3.41 11.71 Which of the following best represents where you live. ( on the dunes/bluff elong Lk. Ml on the dunes olong Kolcmozoo Loke elsewhere Dlong Kalamazoo Lake 81 ong Ka 1amazoo Ri Yer CHECKiP 2.7 0.51 16.31 12.21 �gAS:. cont. CH~CKED .01 along Silver Leke elswllere elong the Kel. river on hi 11 in Seug. else. in Seug. neer downtown Doug. else. in Doug in Arg. eree of Seug. twp. else. 1n Saug. twp. .QM;, 2.21 45.31 16.61 1.41 1. t I 0.51 0.01 Whet is the highest level of educetion you heYe finished. CHECKED less than high school high school graduate some co 11 ege essociate's or technical degree college graduete grad. or prof. degree 1.11 12.3:i 18.61 1.61 36.71 29.61 I g.47: ( ), Please provide the following informetion abouteach person that norma 11 y 1i ves in your houseno 1d. A\/ERAGE AGE OF RESPONDENTS 54.32 SEX OF RESPONDENTS mete female 63.31 36.11 EMPLOYMENT STATUS OF RESPONDENTS employed not emp 1oyed 67.31 32.71 COMMUNITY Douglas City of Saugatuck Seu~. Township Hol end other 7.51 44.01 0.51 24.11 23.71 PERCENT OF RESPONDENTS RETIRED 38.31 ,.,,..\ I �• APPENDIX D Soil Types - Tri-Community Area • ........-----=-• �SOIL TYPES - TRI-COMMUNITY AREA SOIL TYPE AND SLOPE SOIL NUMBER LIMITATIONS FOR SEPTIC TANK ABSORPTION FIELDS LIMITATIONS FOR DWELLINGS WITH BASEMENTS CATEGORY A- SANDY, RAPID PERMEABILITY, LOW WATER TABLE 44B Chelsea loamy fine sand, 0-6% 44C Chelsea loamy fine sand, 6-12% 44D Chelsea loamy fine sand, 12-18% 44E Chelsea loamy fine sand, 18-30% ' l0B Oakville fine sand, 0-6% l0C Oakville fine sand, 6-18% J· l0E Oakville fine sand, 18-45% Oakville fine sand, loamy substratum, 0-6% 53B Urban land - Oakville complex, 0-6% · 72B SE4 SE4 SEl, SE4 SEl, SE4 SE4 SE4 SEl, SE4 SE3, SE5, SE4 SL CATEGORY B - SANDY, RAPID PERMEABILITY, IDGH WATER TABLE ' Brady sandy loam, 0-3% 19A SE3 > 57A Covert sand, 0-4% SE3, SE4 . SE3, SE4 Matherton loam, 0-3% 22A Metea loamy fine sand, 1-6% 27B SE4, SE5 Metea loamy fine sand, 6-12% 27C . SE4, SE5 Morocco fine sand, 0-3% 70A SE3, SE4 Morocco-Newton complex, 0-3% 15B SE3, SE4 Pipestone sand, 0-4% SE3, SE4 26A Thetford loamy fine sand, 0-4% 51A SE3 Tedrow fine sand,0-4% 49A SE3, SE4 SL MDl SEl SEl SL MDl SEl SL SE4 SE3 MD3 SE3 SL MDl SE3 SE3 SE3 SE3 SE3 CATEGORY C - WET, HEAVY, SLOW PERMEABILITY Blount silt loam, 1-4% Capac loam, 0-6% Capac-Wixom complex, 1-4% Glynwood clay loam, 1-6% Glynwood clay loam, 6-12% Kibbie fine sandy loam, 0-3% Marlette loam, 6-12% Marlette loam, 12-18% Marlette loam, 18-35% Marlette-Capac loams, 1-6% Metamora sandy loam, 1-4% Rimer loamy sand, 0-4% Seward loamy fine sand, 1-6% 41B 16B 21B SB SC 33A 14C 14D 14E 75B . 42B 28A 60B SE3, SE5 SE3, SE5 SE3, SE5 SE5, SE3 SE5, SE3 SE3 SE5 SE1,SE5 SEl, SE5 SE3, SE5 SE5, SE3 SE3, SE5 SE5, SE3 City of Saugatuck Comprehensive Plan SE3 SE3 SE3 MD3,MD2 MDl, MD2, MD3 SE3 MDl SEl SEl SL SE3 SE3 SL �• SOILTYPE AND SLOPE _ J,11\fITATIONS FOR SEPTIC TANK ABSORPTION FIELDS SOIL NUMBER LIMITATIONS FOR DWELLINGS WITH BASEMENTS CATEGORY D - VERY WET SOILS, ORGANICS, FLOODPLAINS - Adrian muck Algansee loamy sand, protected, 0-3% Aquents and Histosols, ponded Belleville loamy sand Brookston loam Belleville-Brookston complex Cohoctah silt loam, Cohoctah silt loam, protected Colwood silt loam Corunna sandy loam Dune land and beaches Glendora loamy sand Glendora loamy sand, protected Granby sandy loam Houghton muck - ·' Martisco muck Napolean muck Newton mucky fine sand Palms muck Pewamo silt loam Sebewa loam Sloan silt loam SE6, SE4 · SE3, SE{4 6 73A 50 48 .. 17 64 l ; • 29 · .J: 65 30 ., 36 ::.:· 4 2 74 39 i'-, ., I I . ,I ( SE6, SE5 SE6 SE6, SE5 SE3, SES SE6 SE6 SE6, SE5 SE6, SE3, SE4 SE6, SE4 SE6, SE4 SE6''' SE5· . SES, SE6, SE5 SE6 SE6, SE4 · SEU, SE6 , .. SE5, SE6 ' ,··. SE4, SE6 SES, SE3, SE5 5'. 67 47 69 7 45 23 62 SE6, SEl0 SES, SE3 SE6 SE6 SE6 SES, SE3 SE8,SE6 SE6 SE6 .,. ~' ... ,: SES, SE3 SES, SE6 SE6 SE6, SEl0 SES, SE6 SE6, SEl0 SE6 SE6, SElO SE6 SE6 SES, SE3 CATEGORY E · WELL DRAINED LOAM.AND LOAMY FINE SAND Ockley loam, 6-12% Ockley loam, 12-18% Ockley loam, 18-30% Riddles loam, 6-12% Tekenink loamy fine sand, 6-12% Tekenink loamy fine sand, 12-18% Tekenink loamy fine sand, 18-35% 12C 12D 12E 63C 31C 31D 31E ~ MDl SEl SEl~ MDl MDl SEl SEl ..t MD2,MD1 SEl SEl MD1,MD2 MDl SEl SEl > CATEGORY F · WELL DRAINED LOAM AND LOAMY FINE SAND Ockley loam, 1-6% Oshtemo-Chelsea complex, 0-6% Oshtemo-Chelsea complex, 6-12% Oshtemo-Chelsea complex, 12-18% Oshtemo-Chelsea complex, 18-35% Riddles loam, 1-6% Tekenink loamy fine sand, 2-6% ... 12B UB UC UD UE 63B 31B SL SL MDl SEl SEl SL SL City of Saugatuck Comprehensive Plan MD2 SL MDl ·sEl SEl MD2 SL ' �UNCLASSIFIED SOILS Aquents, sandy and loamy Pits Udipsamments 34 18 66 KEY FOR LIMITATION CODES SEVERE LIMITATIONS: SEl SE2 SE3 SE4 SE5 SE6 SE7 SEB SE9 SEl0 SEll SLOPE SHRINK-SWELL WETNESS POOR FILTER PERCSSLOWLY PONDING -CUTBANKS CAVE FLOODING _. EXCESSIVE HUMUS LOW STRENGTH SUBSIDES MODERATE LIMITAXIONS: MDl MD2 MD3 SLOPE SHRINK:: SWELL WETNESS SLIGHT LIMITATIONS: SL SLIGHT LIMITATIONS .f City of Saugatuck Comprehensive Plan �! ' N A SAUGATUCK SOIL TYPES � 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 Saugatuck_Comprehensive-Plan_1989 Creator An entity primarily responsible for making the resource City of Saugatuck Planning Commission, City of Saugatuck, Allegan County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1989-11 Title A name given to the resource City of Saugatuck Comprehensive Plan Description An account of the resource The City of Saugatuck Comprehensive Plan was prepared by the City of Saugatuck Planning Commission in cooperation with the Saugatuck City Council and Coastal Zone Management Program, and with the assistance of the Planning & Zoning Center, Inc. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Saugatuck (Mich.) Allegan 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/470ee678d8c9919c695441e06b46ee88.pdf 33e3c38b9c874b89fe340eff97c18d61 PDF Text Text Comprehensive Master Plan City of Southfield �Comprehensive Master Plan City of Southfield ---- �RESOLUTION CITY OF SOUTHFIELD WHEREAS, on June 5, 2006, City Council authorized the preparation of a Comprehensive Master Plan to establish goals and guidelines to facilitate the direction, redevelopment and growth of the City of Southfield into the future; and WHEREAS, the Planning Department, in concert with a professional consultant, the Mayor, City Council, and Planning Commission, and with input from a cross-section of city administrative officials, city board and commission members and the resident public, has caused the extensive evaluation of information comprehensive of residential, business, and municipal interests essential to the development of a comprehensive master plan; and WHEREAS, the aforesaid information has been compiled into a Master Plan document that, in addition to other purposes, will serve to: • • • • • establish a pattern for land use to guide development and redevelopment provide a legal basis for zoning and other regulations, and a basis for amendments to the Zoning Ordinance and Zoning Map preserve or enhance natural resources identify and recommend various infrastructure improvements and options address the desires and needs of the residents, businesses and property owners; and WHEREAS, on December 17, 2008, pursuant to the requirements of Section 5.59, Comprehensive Master Plan Procedure, of Article 4, Chapter 45, Title V, of the Code of the City of Southfield, the Southfield Planning Commission conducted a public hearing on the proposed Comprehensive Master Plan and forwarded a favorable recommendation to City Council; and WHEREAS, in fulfillment of the aforesaid Comprehensive Master Plan Procedure requirements of the City Code, the Southfield City Council has this date, April 13, 2009, conducted a public hearing on the proposed Comprehensive Master Plan and has made the determination that the Master Plan document, with the revisions outlined by the Master Plan Consultant in the April 1, 2009 memorandum to City Council, will facilitate the overall future planning and redevelopment objectives of the City. NOW, THEREFORE, BE IT RESOLVED, that the proposed Comprehensive Master Plan for the City of Southfield is hereby adopted and that preparation of the final Comprehensive Master Plan document is hereby directed; and BE IT FURTHER RESOLVED, that in accordance with the aforementioned Comprehensive Master Plan Procedure requirements of the City Code, City Council shall, no later than five years from this date, review the Master Plan and determine whether to commence the procedure to amend the Plan or adopt a new Plan. �City of Southfield Comprehensive Master Plan Acknowledgments The Honorable Brenda L. Lawrence, Mayor Donald F. Fracassi, Council President Sylvia Jordan, Council President Pro Tern Myron A. Frasier, Councilman Sidney Lantz, Councilman William D. Lattimore, Councilman Joan Seymour, Councilwoman Kenson J. Siver, Councilman Nancy L. M. Banks, City Clerk Irv M. Lowenberg, City Treasurer James G. Scharret, City Administrator Planning Commission Brian Fifelski, Chairman Robert Haisha, Vice Chairman Darrell Kirby, Secretary Roy Bell Steve Huntington Seymour Mandell Carol Peoples Project Consultant Team Jacobs (formerly Carter & Burgess) LSL Planning, Inc. Donald T. Iannone & Associates, Inc. Tetra Tech, Inc. 5 Star Engineering, Inc. Comprehensive Master Plan Steering Committee Rosemerry Allen Nicholas Banda Roy Bell John Beras Myer Beresh Robert Blanchard Daniel Brightwell Paul Cooper Donald Fracassi Rochelle Katz-Freeman Warren Goodell Marc Hardy Yolanda Haynes Lois Hitchcock Brenda Lawrence James Lemire Cedric McSween Frederick Najor Carol Peoples Louis Poole Eddie Powers James Ralph Felix Seldon Ellen Skuta Kenson Siver James Scharret Stefan Stration Ronald Roberts Linnie Taylor Cynthia Cooper Vails Darla Van Hoey Les E. Weigum Erica Williams Martin Williams Warren Zweigel Acknowledgments ii �Table of Contents Comprehensive Master Plan Resolution ............................................................................. i Acknowledgments ...................................................................................................... ii Table of Contents ...................................... .................................................................. iii 1. Introduction: A Comprehensive Master Plan for a New Century .............................. 1-1 2. Governing Principles, Goals & Recommendations/Strategies ................................... 2-1 3. Population Trends ...................................................................................... 3-1 4. Housing and Residential Character .................................................................. 4-1 5. Economic Development ............................................................................... 5-1 6. Managing Land Use for the Future .................................................................. 6-1 7. Natural and Cultural Resources ..................................................................... 7-1 8. Parks, Open Space and Recreation .................................................................. 8-1 9. Transportation and Circulation ...................................................................... 9-1 10. Public Facilities and Services ....................................................................... 10-1 11. Community Utilities .................................................................................. 11-1 12. Community Image. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . 12-1 13. Design Guidelines ..................................................................................... 13-1 14. Stewardship and Implementation .................................................................... 14-1 Maps Follows Page Map 6-1: Existing land Use ........................................................................................ Map 6-2: Future Land Use .......................................................................................... Map 7-1: Natural Features ......................................................................................... Map 8-1: Parks & Open Space.................................................................................... Map 9-1: Existing & Projected Traffic Conditions ............................................................. Map 9-2: Transportation Plan ...................................................................................... Map 9-3: Non-motorized Transportation & Transit............................................................ Map 10-1: Community Facilities ................................................................................. Map 12-1: Community Image..................................................................................... 6-2 6-6 7-2 8-1 9-2 9-7 9-11 10-1 12-5 Appendices Public Opinion Survey Summary Economic Development Support Documentation Southfield ,-- ~- Table of Conte nts iii �City of Southfield Comprehensive Master Plan 1 lntroduction ... A Comprehensive Master Plan for a New Centur • What is the measure of a great first-tier city? • • The height of its buildings? The size of its municipal complex? The number of "Fortune 500" companies within its borders? The winning sports records of its school district teams? Although each of these can contribute to greatness, the ultimate measure of a city's greatness is the quality of life it offers to its residents and property owners. A preferred place to make home Southfield - one community, one city A lively city to enjoy and have fun As a result of the Strategic Plan the community has come together to foster these goals into tangible actions and initiatives that will: Encourage Local Leadership. Encouraging community dialogue and decision making; forge coa1itions and partnerships among corporate and residential owners; and build leadership consensus through community and regional stakeholders. These initiatives have been accomplished by providing dramatic and extensive visual, physical and verbal portrayals of the community. A great sustainable first-tier city (Defined as a city adjacent to or in close proximity to a major city like Detroit. Because they are near the urban core, these cities were among the first suburbs to develop in the metropolitan region, and they are usually among the oldest. Their economics and social networks are often characterized by a strong interdependence with their core city. First-tier cities are not completely urban, nor do they fit the traditional description of "suburban." They share physical, social, economic, and cultural characteristics with both outlying, fastgrowing suburbs and core cities.) connects citizens of a11 ages to great choices in housing, education, employment, services, shopping, parks and natural open space, entertainment and culture as well as to opportunities to live in neighborhoods that are safe secure and vibrant. A great first-tier city can be a ' place that nurtures the body, mind and spirit of those who choose to make the city home - whether it is a resident, business owner or a corporation. Be Competitive. Continue to build on "location location, location" as a key asset; remodeling agi,ng housing stock, and making the community clean and safe. Incentivise the Private Sector. The City clearly understands that recruiting multiple participants: one person, one project is rarely enough. Using inducements to reduce private sector risks, eliminating red tape, expediting development through "green tape," and relaxing some development controls. The City also takes the lead in building public support and consensus while maintaining and strengthening infrastructure and providing extraordinary public safety. T? further advance this great first-tier community, Think and Act Regionally. Continue to participate with other first-tier cities, County and region to solve issues together and work toward regional approaches to economic development, land use and transportation policies. ~1ty leaders embarked on a strategic planning process m 2004 to find new ways to do business, stay focused and be accountable. The City's Strategic Plan concentrates on the current financial state of the City as well as future economic projections. Other conside~ed areas included community image, econoilllc growth, city services and quality d~~elopment/redevelopment. The Strategic Plan's v1s10n was to develop strategies to increase revenue develop initiatives, and decrease expenditures to ' maintain Southfield's strong business center and q~ality neighborhoods. To achieve this vision the City set these goals in place to sustain a viable exciting and prosperous community: ' • Financially sound and sustainable city government • Top quality city services • Quality development and redevelopment Results Orientated, Continuously Asking. Has the quality been improved? Will the deal prove financially sound so that the return on investment pays off? Has the City properly set the stage for private investment? Is the development or redevelopment sustainable? Introduction 1-1 - --- - - --- �City of Southfield Comprehensive Master Plan The dedication to maintain Southfield as a great firsttier City, has been recognized around the country. In October 2007, Forbes Magazine's annual survey named Southfield as one of the nation's most livable metro-area suburbs. This recognition was based on market research conducted by neighborhoodscout.com; a statistics database that measured the education level of residents, home ownership rates, home values, quality of schools and crime. What is a Comprehensive Master Plan? Continued recognition for excellence as a great firsttier city is a main reason for this Comprehensive Master Plan. This Plan describes a new vision for the future of Southfield its neighborhoods and commercial/business districts. Southfield's Zoning Ordinance No. 1543 directs the Planning Department, Planning Commission and City Council to prepare and adopt a Comprehensive Master Plan for the development and improvement of the City. This Comprehensive Master Plan serves as a blueprint for the development and revitalization activities in the City. Implementation of this Plan will ensure that Southfield remains a highly desirable community in which to live, work, visit and learn. This can be accomplished by preserving and enhancing the qualities of the community that the residents, businesses and property owners consider important. The Comprehensive Master Plan is intended to: ■ ■ ■ ■ ■ Establish a pattern for land use which will provide a sustainable community with a diversified tax base to support the desired facilities and services with reasonable tax rates. Provide a legal basis for zoning and other regulations for the type, intensity and timing of development. Ensure that, as development occurs, significant parks and natural open space, cultural and natural features are preserved or enhanced. Recommend improvements to the transportation system including roadway and technology upgrades, traffic management tools to preserve roadway capacity, access management standards, and continued investment in nonmotorized and transit options. Address the desires and needs of the residents, businesses and property owners. ■ Coordinate land use recommendations with anticipated land use changes, infrastructure improvements and surrounding communities. This vision of the City ' s future looks out 15 to 20 years to provide guidance on development-related decisions that must be made on a day-to-day basis. Some of the Plan's recommendations will occur only when market conditions are right or when necessary funding becomes available. Given the current limited availability of public funds and land, the Comprehensive Master Plan is an essential tool in ensuring that Southfield makes the best use of these scarce resources and in preventing the City from pursuing policies or supporting projects that work at cross-purposes. Using the Comprehensive Master Plan The Mayor, City Council, Planning Commission, the public, various agencies, businesses and developers can all use the Plan to help guide and coordinate decisions. The Plan serves to: ■ ■ ■ ■ ■ Guide expectations of those involved in new development and redevelopment, and give the public some degree of certainty about the plans for the future. Suggest where regional coordination is needed along borders, road and natural corridors or pathways that run through several communities; and share services for cost effective attainment of mutual goals. Identify public improvements to roads, streetscapes, gateways, district portals, pathways, parks, utilities/infrastructure and public facilities to support the overall Plan. Assist in review of development proposals - to confirm the proposal meets the goals and recommendations/strategies of the Comprehensive Master Plan. Establish a criterion for reviewing rezoning requests - to confirm the request is consistent with the Future Land Use Plan, the appropriate timing of the change, consistency with the goals and strategies of the Comprehensive Master Plan and potential impacts on Southfield. Introduction 1-2 �City of Southfield Comprehensive Master Plan • Provide a basis for amendments to the Zoning Ordinance and Zoning Map - to help realize plan goals. Comprehensive Master Plan Process The Comprehensive Master Plan is the essential first step in the overa11 community planning process. This Plan will serve as a base for future planning efforts during the upcoming years. An assessment of existing data and documents was conducted first, followed by the development of a preliminary vision, governing principles and goals. Next, the City received input from residents, property and business owners and other community stakeholders. From this input, the plan was refined to state Southfield's vision on important issues and to serve as a guide for future development and policies. The Comprehensive Master Plan is comprised of 14 Chapters: Chapter 1 Chapter 2 Chapter 3 Chapter 4 Chapter 5 Chapter 6 Chapter 7 Chapter 8 Chapter 9 Chapter 10 Chapter 11 Chapter 12 Chapter 13 Chapter 14 Introduction Governing Principles, Goals & Recommendations/Strategies Population Trends Housing & Residential Character Economic Development Managing Land Use for the Future Natural and Cultural Resources Parks, Open Space and Recreation Transportation and Circulation Public Facilities and Services Community Utilities Community Image Design Guidelines Stewardship and Implementation In each Chapter there is an inventory and analysis of the existing and projected trends. The results of this analysis were used in establishing recommendations/strategies to achieve those goals. Public Participation Actively involving all residents and community stakeholders in developing Southfield's Comprehensive Master Plan was an important part of the planning process. The Mayor and City Council strongly believed public participation helps to ensure that the resulting Comprehensive Master Plan accurately reflects the vision, goals and values of the community. The Mayor and City Council endorsed the following procedures designed to foster public participation, open discussions, communication programs/interviews, information services and public meetings where advance notice was pro vided. Project Kick-Off. In June 2006, the project kicked off with a meeting between the Project Consultant Team and the City's Planning Department to review the work plan and a specific work schedule. The kick-off meeting determined that the sub-area planning districts included the City Centre, the Telegraph Road corridor, the Southfield Road corridor, and the Westside Residential area bordered by Telegraph Road, 8 Mile Road , Inkster Road and 10 Mile Road. Planning Commission/City Council Meeting. In the summer of 2006 a joint meeting with the City Council and Planning Commission was held to provide an overview of the comprehensive planning process, purpose and intent of a Comprehensive Master Plan, and the process for community involvement. Community Tours. In the summer of 2006 the Planning Department staff along with members of the consultant team toured and photographed select areas of the community that are in transition, recent development/redevelopment projects and areas that are in the pipeline for development/redevelopment. Residents Public Opinion Surveys and Community Newsletter. In the fall of 2006, a survey and newsletter was mailed to all 35,000 city households. Approximately 3 percent of residents responded to begin framing issues and opportunities for consideration. This led to identification of big picture issues and opportunities, along with some degree of prioritization. An overview and summary of this survey is included in the Appendix. Economic Development Interviews and Meetings. At the end of 2006 through the first several months of 2007 approximately 25 interviews were conducted with area community business leaders, property owners, and representatives from Oakland County, Detroit Regional Chamber, SEMCOG, Southfield Public Schools, Lawrence Technological University, Introduction 1-3 �City of Southfield Comprehensive Master Plan Providence/St. John Hospital, Southfield Community Foundation, Cornerstone Development Authority and the City Centre Advisory Board. The intent of the meetings was to develop an understanding of local real estate and current business interests in Southfield. Driving issues for economic development in the City and the region, future trends and major economic development opportunities were also identified. Many of the interviewees also expressed interest in participating in a business round table. Subarea Workshops. In the summer of 2007 four subarea workshops were conducted in the City Centre, Telegraph Road corridor, Southfield Road corridor and Westside Residential subareas. In all, approximately 190 interested residents, business owners, property owners, citizen investors and other community stakeholders attended these workshops. The workshops provided an opportunity to detail concerns and opportunities from a city-wide perspective, but also to focus on the unique characteristics of each subarea, and to get an account of the strengths, weaknesses, opportunities and challenges of these areas. Comprehensive Master Plan Steering Committee Meetings. Four meetings were held with representatives of the Steering Committee to review findings and recommendations on various chapters of the Comprehensive Master Plan draft. The meetings focused on each chapter of the Comprehensive Master Plan and discussed the vision, goals, recommendations/strategies; gathered additional comments; and suggested recommendations. Comprehensive Master Plan Adoption. On December 17, 2008, the Planning Commission conducted a public hearing on the proposed Comprehensive Master Plan and forwarded a favorable recommendation to City Council. The Mayor and City Council conducted a public hearing and adopted the Comprehensive Master Plan on April 13, 2009. Introduction 1 -4 �City of Southfield Comprehensive Master Plan 2 Governing Principles, Goals & Recommendations/Strategies Southfield's Vision ..... . Declare the Necessity and Secure the Future of Open Space Southfield is a model of a successful urban community. Southfield 's distinctive quality of life is exemplified by its unparalleled physical beauty, culture and diversity. People are its greatest resource. The City is involved in an active partnership with Southfield residents and businesses to foster educational, cultural and economic opportunities in a safe, vibrant and healthy community. The governing principles are guided by the overall community vision and set the foundation for the entire framework of the Comprehensive Master Plan. Southfield ' s vision and its governing principles were based on an evaluation of existing conditions, trends, survey and input at numerous meetings. These principles guided the development of the Future Land Use Plan, goals and recommendations/strategies and provided the fundamental concepts by which physical planning needs to take place. As the foundation of the Comprehensive Master Plan, the vision and principles serve as a constant reminder and guide for land use decisions and future planning. The principles also provide direction to clearly resolve issues or make decisions. Consistent reference to the vision and principles ensures that the concepts of the Comprehensive Master Plan are held in place over time. Open space areas are an essential part of Southfield' s municipal fabric - river corridors, environmentally sensitive areas, neighborhood and community parks, tracts of private lands zoned for minimal development, etc. These parks, and natural open space areas collectively create an open space system of green infrastructure. These areas contribute to Southfield's cultural, health, recreational and economic value, community identity and ultimately its quality of life. This green infrastructure system provides vistas, encourages active recreation, provides natural infrastructure as storm water retention, plant and animal habitat and improved water quality, and is the strongest visual element defining Southfield's sense of place. Comprehensive Master Plan Governing Principles Reuse previously developed land Declare the necessity and secure the future of open spaces Support the economic base Support emerging economic growth sectors Reuse Previously Developed Land Reuse of previously developed lands, including adaptive reuse of existing building stock, directs new investment to sites which have the potential to perform at a higher level than their current state. This results in new investment in the City, maximizes underused sites, and minimizes sprawl to other outlying sites in the region. Strengthen neighborhoods Create and maintain connectivity Encourage a mix of activities, uses and densities Support private actions that contribute to the public realm Take sustainable actions Create efficiencies in delivery of public services Southfield c--cr- - - -- Governing Principles, Goals and Recommendations/Strategies 2-1 �City of Southfield Comprehensive Master Plan other public ways is critical to creating usable systems for pedestrians. Support the Economic Base Supporting Southfield's economic foundation includes maintaining job opportunities and the tax base to ensure sustainability over time. Southfield needs to remain an enticing location for businesses when considering specific location requirements and site competition with changes in real estate values. This economic activity faces change as result of global economic patterns, changing markets, new regulations and aging of extensive infrastructure. Nevertheless, fundamentals remain and the economic contribution, sometimes taken for granted, is significant. Southfield has evolved as a unique mix of land uses, building and housing types and activities. Mixed uses provide sustainable opportunities for a diversity of activity that segregated, uniform use~ do not provide. By mixing uses and densities, active places are created that help lead to sustainable destinations that have a range of purposes. Support Private Actions that Contribute to the Public Realm Support Emerging Economic Growth Sectors Emerging economic sectors add economic, cultural and social diversity thereby keeping Southfield on the map as a desirable place in which to do business. Continued involvement and support of Oakland County's emerging sector strategies and initiatives and Michigan Economic Development Corporation' s business and economic development programs will foster new partnerships and collaborations between existing Southfield businesses and outside companies looking to expand into North America. These emerging sectors can support the tax base and develop a highly skilled workforce while diversifying the economy. Strengthen Neighborhoods Southfield is defined by its neighborhoods, which consist of a blend of lot sizes, housing age, housing types, street design, cultural and religious affiliations, and parks and open space. These distinct neighborhood characteristics should be reinforced through land use, transportation, neighborhood parks and open space, and public service and facilities, which strengthen their identity and contribute to desirable places to live. Regional or local mixed uses should not divide or impact the neighborhood patterns. Create and Maintain Connectivity Connectivity is established through the streets, transit system, sidewalks, bikeways and trails (local and regional). All of these modes of travel should be coordinated to create safe and convenient transportation options. Non-motorized systems should be considered more than recreation, because they are important components of a comprehensive transportation system. Maintaining sidewalks and ~Q_uthfiel~. Encourage a Mix of Activities, Uses and Densities Private building and site construction and the City's development regulations influence activity in adjacent public areas such as parks, plazas, streetscapes, open spaces, etc. Building form, height, setbacks and detailing of building fa9ades affect the adjacent areas. The uses and activity contained in the buildings directly impact the surroundings. Public areas should benefit from adjacent private investment. Take Sustainable Actions Southfield should continue to initiate land use, site design, transportation, building design and materials policies and regulations which reduce consumption of finite resources, generation of solid waste and introduction of toxic materials to land, air and waters. New development should be designed to incorporate "green" technology and the use of modern construction techniques to ensure its sustainability. Create Efficiencies in Delivery of Public Services The costs of public services must be considered in land use decisions. Street construction and maintenance, utilities, fire, police, snow plowing and recreation facilities are services directly related to the physical location of development. Infrastructure should help prescribe development location rather than react to it. Governing Principles, Goals and Recommendations/Strategies 2-2 �City of Southfield Comprehensive Master Plan Goals and Recommendations/Strategies Based on input gathered throughout the process, and an analysis of existing conditions and discussions with key leaders in the City, the following list of goals has been developed to help achieve the vision and governing principles of the City. Following each goal statement are recommendations or strategies that provide more specific direction to accomplish the City's vision. Some of the recommendations and strategies are actively being accomplished by various City departments and should be continued and/or supported to further advance the Plan's goals. Population Trends Goal: Prepare to meet the needs of the future population in specific age groups. Recommendations/Strategies a. Increase, improve or maintain communication with the school district to ensure awareness of major changes in the number of school aged children. Future school expansions and closings should be planned accordingly. b. Encourage economic development and industry recruitment that creates and retains jobs for young adults. C. Continue to foster adequate and affordable housing options, community facilities and services, and ensure health care providers are present in Southfield to serve the needs of the age oriented (senior) population. Goal: Acknowledge the diversity of Southfield's population through sponsored acts or festivities. Recommendations/Strategies a. Keep recognizing and supporting heritage appreciation days, holidays, festivals and other events. b. Provide continued support of the community's heritage and diversity through the future development of interpretive centers/displays and museums. Goal: Support area educational organizations to exceed the County's average education attainment level. Recommendations/Strategies a. Support higher education enrollment efforts through college fairs and other informational workshops. b. Coordinate a partnership with the school distric: to discourage high school drop outs and encourage graduation through incentives and other educational resources . Support adult education courses to encourage high school equivalency diplomas. J C. i d. Support the school district's "career emphasis" school of choice programs. ... Housing and Residential Character Goal: Continue to preserve, protect and enhance the integrity, economic viability and livability of Southfield's neighborhoods. Recommendations/Strategies a. Continue to limit or buffer non-residential intrusions into residential neighborhoods through open space, landscaping and site design. b. Maintain targeting property maintenance code enforcement and rehabilitation efforts in neighborhoods experiencing declines in residential building and site maintenance. c. Develop design standards for infill housing sites within existing residential neighborhoods. d. Educate residents about available property maintenance tools such as home rehabilitation grants, tax credits and loans. e. Continue to construct sidewalks and pathways that link neighborhoods to nearby community facilities and local mixed use districts. Goal: Provide a diverse and table housing stock for a range of housing opportunities for aJI income groups and a quality living environment for all people. Recommendations/Strategies a. Continue to encourage single-family home and lot ownership for all income groups in an effort to maintain the character of Southfield. b. Provide assistance and incentives (whether public expenditure, tax or regulatory) to local nonprofit housing organizations, housing providers and other groups to expand housing opportunities. c. Continue to promote larger lot, upscale housing opportunities in the northern and western parts of the City. d. Improve promoting awareness of the housing and service needs for special groups such as low to moderate-income households, seniors, physically challenged, and families in need of child or adult day care. Goal: Create an identity for all Southfield neighborhood . ,... ~ Recommendations/Strategies - a. Establish defined neighborhoods based on their character, history, and orientation; and develop specific improvement and organization strategies that apply to those areas. b. Continue to promote, develop and support block clubs and neighborhood association . c. Encourage cooperation between community groups and the City. ~outhfield .' Governing Principles, Goals and Recommendations/Strategies 2-3 �City of Southfield Comprehensive Master Plan d. Ile. Incorporate streetscape improvements when developing neighborhood identities. Develop a consistent theme of landscape improvements that will "brand" the community gateways, district portals, City arks and natural o ens ace areas. Economic Development Goal: Business Area Competitiveness: Increase the competitiveness of Southfield's major business areas (corporate office, technology sector, retail/service centers) for high quality business and job development. Recommendations/Strategies a. Strengthen public transit service to the City's major business areas, helping workers access their jobs. b. Continue to work with City Centre's private sector leaders to implement the new master plan recommendations strengthening the City Centre area as the "business hub" of Southfield. C. Create a new Tax Increment Financing (TIF) district or Corridor Improvement Authority (CIA) in the City Centre area. d. Work with private sector leaders in the City's other business areas to implement the Comprehensive Master Plan's recommendations relating to these areas. e. Advance marketing efforts with property owners and realtors in the City's major business areas to attract new businesses and jobs to these locations. f. Remain consistent in identifying the top priority development and redevelopment sites in each business area where development review and approvals can be accelerated as a result of pre-approved uses consistent with the City's new Comprehensive Master Plan. g. Continue to work with businesses and other stakeholders to increase shopping, green space and other desired amenities supporting employers and employees in the City's business areas. h. Work with LTU to enhance the City's image as a center for technology businesses and jobs through a technology marketing initiative . . l. Examine the feasibility of creating a Corridor Improvement District (CID) for the Telegraph Road corridor encouraging technology business development. j. Where appropriate, involve faith-based institutions and organizations in promoting and facilitating neighborhood economic development, with a special focus on helping residents find quality jobs. ,~Goal: Existing Business Competitiveness: Increase the competitiveness of existing Southfield businesses to grow locaJJy. Recommendations/Strategies a. Consider implementing a business needs assessment database using software such as Investigate Synchronist or Executive Pulse, to enhance identification and response to Southfield employer needs. b. Continue to strengthen a more intensive public-private sector existing business retention and expansion program, helping Southfield companies to resolve problems and grow locally. C. Continue to expand local businesses' awareness of available city, county and state business incentive and assistance programs. d. Expand services and incentives to entrepreneurs to start successful new businesses in the City. Work with LTU and key regional entrepreneurial development organizations to accomplish this strategy. e. Create an improved Business Assistance portal on the City's Web site to provide more detailed and user specific information and data to support existing business expansion and new business attraction efforts. Goal: Economic Diver ification: Diversify and grow Southfield's economic ba e in line with new global and technology busine s realities. Recommendations/Strategies a. Develop and implement a marketing strategy with two key components: Overall business image improvement, and target industry and business area marketing. The first component builds the general image of the City as a place for business, and the second markets specific locations within the City for specific industry and business uses and development. b. Step up outreach to Southfield's large corporate employers to identify new business opportunities. C. Keep preparing marketing-oriented development packages, including site identification, incentives, workforce skills, and other information needed by companies in key industry sectors to be encouraged to grow in the City. Goal: Re idential Workforce Competitivenes : Increase educational attainment and raise skills levels of Southfield residents to compete for high quality jobs of the future. Recommendations/Strategies a. Focus all future economic development efforts on increasing the number of high skilled and high wage jobs in Southfield. ~~b. Continue to develop a program to retain existing young talent and attract new young professionals to the City. Work with local employers and LTU to undertake this initiative. Further expand awareness of county and state workforce training and development services by Southfield employers. d. Advance the relationship with LTU and other local higher education institutions to increase the use of local continuing education and academic credit courses and market these programs to Southfield's employers and businesses. -.... r Governing Principles, Goals and Recommendations/Strategies 2-4 �City of Southfield Comprehensive Master Plan Goal: Economic Development Partnership : Grow current and develop new partnerships fostering and accelerating economic development in the City. Recommendations/Strategies a. Encourage the Southfield Community Foundation to increase its financial assets and designate Economic and Community Development as its top future financial investment priority. b. Strengthen the City of Southfield's services and support to economic development by implementing the economic development recommendations of the City' s new Comprehensive Master Plan. c. Keep encouraging the Southfield Economic Leadership Team to strengthen the collaboration among the City, Chamber, LTU, Community Foundation, Cornerstone Development Authority and other groups to get stronger economic development results for Southfield. d. Remain working with the Southfield Area Chamber to strengthen its services in a more defined way to rnpport local economic development. e. Continue to foster partnerships with key outside development groups, such as Oakland County and the state of Michigan. Managing Land Use for the Future Goal: Create a diversified and balanced mixture of land uses that will support the economic vitality, tax base and livability of the City. Recommendations/Strategies a. Improve the process for providing an enticing business environment to retain and attract businesses to expand the economic diversity and economic strength. b. Offer local mixed-use areas such as pharmacies, banks, dry cleaners and convenience stores at main intersections near neighborhoods to provide goods and services compatible with the residential character of the surrounding area. c. Continue to provide a transition from one use or grouping of uses to another through either a hierarchy of uses and/or screening and buffering. d. Continue to foster the revitalization and redevelopment of existing uses or areas which have become obsolete or are showing signs of aging. e. Step up the awareness of existing and future uses along the City's boundaries with other communities. f. Continue the gradual elimination of non-conforming uses and incompatible land use patterns in accordance with the Comprehensive Master Plan. g. Keep coordinating and/or participate with adjacent communities to ensure land use policies and decisions coincide rather than com ete. Goal: Offer unified, well-organized residential neighborhoods that provide a traditional, livable environment for the City' s residents. Recommendations/Strategies a. Distinguish opportunities for high-density residential uses that could include attached single-family homes and more innovative housing options in the City Centre or in areas of concentrated development. b. Offer local mixed-use areas at some major intersections to serve nearby residents. c. Continue to allow local institutional uses, such as local schools and churches, to develop in neighborhoods provided they maintain a scale and intensity compatible with residential uses. Goal: Provide for an appropriate amount of commercial, office and industrial uses, located for convenience and safety, resulting in aesthetic business areas in the City. Recommendations/Strategies a. Continue to create a commercial and office development pattern that is grouped together in strategic locations on arterials that creates concentrations of activity. b. Allow and integrate high density residential development into local and regional mixed-use areas. c. Provide regional commercial development to offer shopping, service, and dining establishments of a larger scale to serve the City and pass-by traffic without adverse impacts on traffic flow or nearby neighborhoods. d. Keep consolidating industrial development to areas separated from residential to minimize impacts and improve the quality of life for residents. e. Continue to promote office and industrial uses to develop in a park setting with coordinated storm water management, circulation, and screening. f. Continue to ensure design reflects the quality and character of Southfield through site and building design standards that ensure proper circulation, access management, landscaping, architectural design and "green" technology. g. Continue to develop enforceable performance standards that regulate the levels of noise, fumes and other impacts of nonresidential development. Governing Principles, Goals and Recommendations/Strategies 2-5 �City of Southfield Comprehensive Master Plan Goal: Promote development and redevelopment of sites and buildings that fulfill the City' desirability of the City for future development. Recommendations/Strategies a. Maintain the ongoing list of public improvement projects and project locations that are targeted priorities for the City. b. Step up the City's resources for incentives and a source of funding to stimulate development and redevelopment of priority areas. c. Continue to work with the Brownfield Redevelopment Authority to encourage development and redevelopment of contaminated and obsolete sites. d. Continue to incorporate land use and development strategies into the Tax Increment Financing Authority planning efforts. e. Offer development incentives for projects employing high-quality design such as exceptional landscaping, architecture and ublic spaces. Natural and Cultural Resources Goal: Regard land as an irreplaceable resource and ensure that its u e does not impair it value for future generations. Recommendations/Strategies a. Continue to map, designate and protect environmental corridors from any new development. b. Implement land use recommendations in the new Comprehensive Master Plan to improve land use patterns and encourage compact and walkable mixed use neighborhoods that make more efficient use of land . c. Recognize the interrelationship of adjacent landscape types and avoid breaking valuable ecological linkages. d. Establish city-wide sustainable policy ordinances. e. Use all practicable methods for increasing vegetative cover, including amendments to existing ordinance and regulations. f. Protect lands having significant natural values within the City' s limits and in outlying areas. Cooperate with other governmental units and agencies to acquire or control valuable environments near the edges of the City where there are multiple political jurisdictions. g. Continue working with Oakland County to develop and promote a county-wide system of natural corridors (i.e. Rouge Green Corridor as a framework to protect the natural environment and scenic values, provide outdoor recreation opportunities and preserve for posterity the nature and diversity of the City's natural resources.) ' h. Identify unique, high quality natural environments and work with property owners, as well as city departments, boards and commissions to protect these environments. 1. Manage natural areas to control and remove noxious and invasive plant species. Prevent planting of invasive ornamental plant materials and enforce the planting of native plant materials so natural buffers thrive along the City's streams and wetlands. Goal: Preserve cultural resources, including landsca es to maintain and enrich community character. Recommendations/Strategies a. Expand creation of public information programs on historic resources. b. Continue to support efforts that encourage the preservation of historic properties. Goal: Balance the City's need for economic rowth and environmental health throu h sustainable use of natural resources. Recommendations/Strategies a. Strive for Southfield to become a leader in energy efficiency and renewable energy. b. Continue to actively support efforts to decrease city employee use of nonrenewable energy resources by using more fuel efficient and cleaner burning motor vehicles. Continue to purchase hybrid vehicles as part of the City's fleet. c. Encourage businesses and industries to use renewable power sources for heating, cooling and lighting. d. Continue to establish regulations to reduce pollution through various environmental controls, working with businesses and industries that have the potential to generate high levels of pollution. Goal: Develop a fundamental vision for the arts and cultural life of the Ci through develo ment of a Cultural Art Plan. Recommendations/Strategies a. Develop specific strategies to incorporate arts and culture into the lives of Southfield residents through increased awareness and accessibility. b. Continue to educate citizens on the benefits of a healthy arts and cultural community so that arts and culture can be an integral component of activities, by developing an economic development strategy for arts and culture. c. Actively pursue an ongoing dialog with local artists to identify and pursue opportunities. d. Strengthen partnerships with local and other arts organizations, businesses, and others to identify and implement artsrelated activities into the community. e. Continue to support the efforts of arts-based organizations in seeking funding for the development of art activities that are o en and accessible to the ublic. Southfield --.-- ~ Governing Principles, Goals and Recommendations/Strategies 2-6 �City of Southfield Comprehensive Master Plan ' Parks, Open Space and Recreation I Goal: Enhance existing park and recreation facilities and expand as needed to meet the evolving interests and needs of Southfield residents. Recommendations/Strategies a. Keep modernizing existing park facilities through upgrades in design, equipment and landscaping to keep all parks safe and attractive. b. Improve accessibility to the park system through a comprehensive pathway system throughout the City. c. Improve barrier free accessibility of the City's park and recreation facilities through accessible pathways, paving of parking lots, and upgrading equipment to meet accessibility standards. d. Prepare a city-wide, non-motorized transportation master plan. e. Continue the installation of entrance/directional/interpretive signage at all the parks that is consistent with city signage. f. Continue on-going maintenance and equipment replacement at all parks on a regular schedule. g. Encourage volunteerism, neighborhood and garden club involvement for park clean-ups and maintenance of public areas. h. Explore additional funding opportunities for park improvements. i. Continue to review the current Parks and Recreation Plan with regular updates every five years. Goal: Develop a unified community-based open space system that protects key natural features and provides valuable recreational opportunitie for appreciation of the City's natural resources. Recommendations/Strategies a. Link neighborhoods, cultural, historical, civic facilities, parks, pathways and other destinations and facilities through open space. b. Continue to protect, acquire and develop parks and public open space along the Rouge Green Corridor, similar to the Carpenter Lake Nature Preserve. c. Create ordinances and impact fees to require and plan open space areas in development and redevelopment projects. d. Capitalize on utility and transportation corridors to create a linear open space system. Goal: Offer a variety of recreation programs and events that promote a high quality of life and encourage interaction of residents. 1Recommendations/Strategies I a. Keep monitoring recreation programs to ensure they meet the desires of residents and accommodate enrollment figures. b. Continue to evaluate programming fees to create a balance between covering the City's costs while maintaining affordability for residents. c. Continue to stay appraised of the latest trends and preferences in recreation and local desires. d. Add to the variety of leisure programs offered, including wellness and fitness classes, in order to meet different interests and skills. e. Continue to expand senior trips and group outings to meet the changing interests of seniors in the community. f. Continue to introduce more multi-generational events into future programming. g. Continue to expand programming specifically for single adults in order to respond to the national trend of increased single-headed households. h. Explore and coordinate with other recreation providers to prevent duplication of services and avoid unnecessary competition. Public Facilities and Services Recommendations/Strategies a. Monitor the efficiency of the City's various departments and offices, as done in the past, to prevent duplication of work. b. Continue to increase coordination and cooperation among departments to streamline processes and ensure consistent application of policies. c. Continue to ensure facilities are conveniently located and accessible for residents. d. Coordinate services and facilities with surrounding communities, Oakland County and major healthcare providers. e. Keep monitoring a comprehensive geographic information system that links information regarding the City's facilities, public rights-of-way and all lots and parcels within the City through mapping and data. f. Continue to regularly evaluate facilities to accommodate improvements and changes in technology. Im rove visibilit of ublic safet throu h increased resence on the street and at civic events. Governing Principles, Goals and Recommendations/Strategies 2-7 �City of Southfield Comprehensive Master Plan ·. Community Utilities Goal: Provide and maintain a high quality, cost effective, energy and re ource efficient public water upply, public wa tewater service, torm water management and household refuse and recyclables collections for the community. Oversee the in tallation of telecommunication facilities and power tran mission lines. Recommendations/Strategies Sanitary Storm Water Management a. Maintain the storm water drainage systems to meet or exceed service levels with an efficient use of resources. b. Provide and maintain a public storm water system capable of conveying storm water from public lands and rights-of-way and discharging it in a manner that protects public health, safety and welfare. c. Encourage reduction of storm water runoff and low-impact development techniques for storm water management wherever such practices are feasible. Sanitary Sewer d. Maintain the wastewater system at acceptable service levels providing comparable service to all citizens. e. Continue to direct the planning, design, construction and repair of public sanitary sewer facilities. Water Supply f. Continue to provide and maintain an adequate supply of safe water for drinking and fire protection, with quality service at a reasonable price. g. Always encourage all water users to practice water conservation techniques to reduce demand for water. h. Provide sufficient water system redundancy to assure adequate service under stressed conditions. Solid Waste Disposal 1. Maintain household refuse and yard waste collection to meet or exceed service levels providing comparable service to all citizens. J. Continue household refuse and yard waste collection at currently acceptable levels. k. Allow well-managed home composting in neighborhoods. Telecommunications Facilities 1. Ensure that telecommunication services are provided throughout the City in rights-of-way and other appropriate locations. m. Provide equitable access for all service providers that use the distribution network in reaching their customers. n. Ensure that telecommunication lines are extended as redevelopment/development occurs. o. Maintain uninterrupted telecommunication service by developing an assertive and funded program to explore the feasibility of installing underground telecommunication lines in neighborhoods and commercial/office districts. Electrical Power p. Continue to ensure that all City residents receive energy services with facilities located in the City rights-of-way. q. Support reliability improvements to the electrical transmission system and balance the needs of citizens who reside ad· acent to those facilities. Governing Principles, Goals and Recommendations/Strategies 2-8 �City of Southfield Comprehensive Master Plan Community Image Goal: Promote commercial and residential development/redevelopment that is carefully considered, aesthetically pleasing, and functional. Recommendations/Strategies a. Adopt new design criteria for development proposals so new projects contribute to the community and complement adjacent development. b. Always ensure that development relates, connects and continues the design quality and site function . Continue to encourage developments surrounding public places to enrich those places and encourage people to use them C. by enhanced architectural elements and building materials. d. Advance the use of building and site design, landscaping and shielded lighting in buffering the visual impact of development on residential areas. e. Continue to incorporate pedestrian amenities into design of public and private development areas. f. Keep encouraging sign design and placement that complements building architecture. Continue to retain existing vegetation within development and consolidate landscaped areas. o0 · h. Continue to preserve and encourage open space as a dominant element of the community' s image through parks, trails, water features and other significant properties that provide public benefit. Goal: Improve the highly visible public parks/open space/roadways to maintain community character and increase public safety. Recommendations/Strategies a. Continue to ensure that public places are designed to provide pedestrian-friendly amenities such as setting, landscaping, kiosks, walkways, pavilions, canopies and awning. b. Consider the edges of public places that abut residential development. C. Continue to provide clear and identifiable systems of sidewalks, walkways and trails. d. Encourage buildings to be sited at or near public walkways without diminishing safe access or space for improvements. e. Design streets to include amenities to enhance community character and provide safe pedestrian places. f. Improve the process of locating community gateways and district portals and associated site improvements. Goal: Enhance the identity and appearance of mixed use/commercial districts and residential neighborhoods. Recommendations/Strategies a. Require development within the districts and neighborhoods to achieve a level of architectural quality and site planning/improvements that enhances the visual image and identity of Southfield. b. Continue to coordinate architectural design, landscape and signs to create a cohesive appearance and complementary functions . C. Continue to require the perimeters of the commercial/mixed use areas to use appropriate plantings, lighting and signs to blend with adjacent development and to buffer adjacent residential neighborhoods. Goal: Protect and enhance Southfield's natural attributes. Recommendations/Strategies a. Continue to recognize the heritage and sustainable environment of the Rouge Green Corridor by continuing to support and/or sponsor events and programs. b. Continue to update the inventory of woodlands and wetlands. C. Step up incentives such as fee waivers and code flexibility to encourage preservation of the City ' s natural resources. d. Improve working jointly with other jurisdictions, agencies, organizations and property owners to preserve natural resources. Southfield ....._,. Governing Principles, Goals and Recommendations/Strategies 2-9 �City of Southfield Comprehensive Master Plan 3 Population Trends Figure 3-1: Historical Population, Southfield Township Goals 120,000 • Prepare to meet the needs of the future population in specific age groups. • Acknowledge the diversity of Southfield's population through sponsored acknowledgments or festivities. • Support area educational organizations to exceed the County's average education attainment level. □ Rest of Original Township D City of Southfield ■ Original Township 8Q,0Q0 +-=====--====== ______, 100,000 C 0 ."@ => 60,000 -+----- 40,000 -+------ Q. 0 c... 20,000 0 -·b ------=.s:.ii11!1!!1 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 Current Conditions Source: SEMCOG Historical Population Understanding demographic changes over time helps provide a better picture of what the future may hold for a community. Analyzing past and present demographic, social and economic data may help Southfield anticipate future land use patterns and community needs. This Comprehensive Plan uses a wide range of community data as a foundation to provide guidance for both land use and development decisions. It uses the most current information available, including the 2000 U.S. Census of Population and Housing, the 2005 American Community Survey, and local and regional information to accurately reflect current conditions and trends in Southfield. Figure 3-2: Population & Household Trends 90,000 80,000 70,000 • • • • • • ♦ 60,000 50,000 40,000 30,000 20,000 ----- - - - - - - - - ---+-- Population 10,000 ---- Households - 0 Population Trends. In 1950, Southfield Township had approximately 18,500 residents and comprised 36 square miles, containing land now known as the cities of Southfield and Lathrup Village and the Villages of Bingham Hills, Franklin, and Beverly Hills. Between 1950 and 1960, the cities and villages in the Township began incorporating during a period of rapid growth. In 1958, at the time of Southfield's incorporation, the City had approximately 29,000 citizens. By 1970 that number had grown to nearly 70,000. Southfield's population reached more than 75,000 by 1980, but growth was already slowinob . considerably. The historical population growth of Southfield can be seen in Figure 3- I, which depicts the rapid growth spurt of 120 percent between the time of the City's incorporation and 1970. 2005 2010 2015 2020 2025 2030 Source: SEMCOG Regional Forecast population reported by the U.S. Census Bureau for the year 2000; however, the recently released 2035 Forecast for Southeast Michigan by SEMCOG predicts that the population will increase over the next 30 years. As depicted in Figure 3-2, SEMCOG forecasts that the population will increase to approximately 80,600 by 2035, an increase of 3.9 percent over the 2005 population estimate. As of May 2008, the city of Southfield had an estimated 76,400 residents, according to the Southeastern Michigan Council of Governments (SEMCOG). This figure is down 2.5 percent from the Southfield ,.• Population Tre nds 3-1 2035 �City of Southfield Comprehensive Master Plan Household Trends. The U.S. Census Bureau defines a household as all persons inhabiting a housing unit. Households can include one or more families or one or more unrelated persons who share living quarters. Southfield' s number of households is forecasted to increase slightly. This is due in part to a decreasing average household size. Between 2000 and 2030, the average household size is forecasted to decline from 2.27 to 2.01 persons per household, as seen in Figure 3-3. The decrease in household size is more significant than the increase in the number of households, resulting in a declining population overall. Shrinking household size is a national phenomenon as American families are having fewer children on average. Southfield's average household size is smaller than those in Oakland County, metro Detroit and the state of Michigan. This is likely due to the high number of multiple-family housing units, which typically house a higher proportion of childless households. The large number of multi-family households in Southfield is discussed further in Chapter 4. Age. The age distribution of the City's residents has been slowly changing (see Figure 3-4). The aging of the baby-boomer generation greatly impacts the community' s age distribution over time. This effect is seen by the recent reduction in the number of residents in the 35-64 age bracket and increases in the age 65+ age bracket. The share of residents in the 35-64 age group is forecasted to decline significantly as the baby boomer generation advances into the 65+ group. The result of this expected shift is a population that will be equally distributed across the age categories; however, a significantly higher share of residents will be in the highest age bracket, one that generally requires costly public services. Southfield already has a higher percentage of residents in the 65+ age group than Oakland County, metro Detroit, and the state of Michigan, as seen in Table 3-5. As this segment of the population grows, the City must adapt by providing services to meet their changing needs. Figure 3-3: Average Household Size 2 .5 ~ 2.0 ci5 "C :g 1.5 C1) "' ~ 1.0 :, C) ~0.5 0.0 - ' - - - - - - - - - - - - - - - - - - - - - - - - , 1980 1990 2000 2010 2020 2030 2040 Source: SEMCOG Regional Forecast Figure 3-4: Age Distribution, 1990-2030 35,000 30 ,000 25,000 C: 0 ■ o o - ---- 1990 Census 2000 Census 2030 SEMCOG -- :; 20,000 ca :i Q. 0 0. 15,000 10,000 5,000 ,Aqe 0-4 ,Aqe 5-17 ,Aqe 1834 ,Aqe 3564 ,Aqe 65+ Source: SEMCOG Regional Forecast Table 3-5: Retirement Population, 2000 Percentage Community 15 % Southfield 11% Oakland County 12% Metro Detroit 12% Michigan Source: U.S. Census Bureau Population Trends 3-2 �City of Southfield Comprehensive Master Plan Table 3-6: Racial Distribution, 1990-2000 Race. The racial distribution of Southfield residents has experienced a major shift in recent years. In 1990, Southfield had a very balanced racial mix, generally in line with the County as a whole. The population was comprised primarily of white and black residentsi. Between 1990 and 2000, the number of white residents declined by nearly 21 ,000 or over 40 percent, according to the U.S. Census Bureau, as shown in Table 3-6. During the same period, the black population increased by more than 20,000. This significant shift resulted in the black population now comprising more than 54 percent of Southfield residents. This trend is consistent with other communities across the Detroit metro area, as the suburbs of Detroit gained nearly twice as many black residents between 1990 and 2000 than any other racial or ethnic groupii_ Income. Southfield ' s residents are primarily middleclass. In constant dollars, the median household income fell approximately 3 .5 percent over 10 years to $52,468, as seen in Table 3-7. Southfield has a higher median household income than the Detroit metro area as a whole, although the margin is shrinking, as can be seen in Figure 3-8. On the other hand, incomes in Southfield are approximately 15 percent lower than in Oakland County. The County ' s large number of wealthy outer-ring suburbs helps explain this discrepancy. Additionally, the City' s higher proportion of older residents tends to suppress median income because retirees generally have less income than working households. # # % White 51 ,427 % 68 % Black 22 ,053 29 % 42,454 54 % 190 0% 157 0% 1,790 2% 2,416 3% 11 0% 24 0% 275 0% 498 1% 2,3 42 3% American Indian Asian Pacific I lander Other Race NIA Multi-Racial 39% 78 ,322 75 ,746 Total 30,431 Source: SEMCOG Regional Forecast Table 3-7: Median Household Income, 1990-2000 (in 1999 dollars) Community 1990 2000 Southfield Oakland Co. Metro Detroit Source: U.S. Census Bureau 54,380 58, 170 46,584 52,468 61 ,907 49 ,175 Figure 3-8: Median Household Income, 2000 $70,000 • Q) E 0 $60,000 j.- 0 .E ------ $50,000 "O 0 .r:. $40,000 Q) IA ::s 0 ::c C Income varies across neighborhoods. Residents with higher incomes have more choice on where to live. Neighborhoods with high numbers of upper-income residents tend to be more stable. Conversely, those with high concentrations of lower-income residents tend to be less stable and can lead to declining home values and increasing safety concerns. Figure 3-9 shows the variation in median income across the various neighborhoods in Southfield. Most neighborhoods fall in the middle income categories, but several have high concentrations of lower-income or upper-income residents. These areas are generally dispersed throughout the City and no large concentrations of high or low income neighborhoods are found. The neighborhoods in the lowest income bracket contain the high concentrations of multiple-family units in Southfield which includes some of the most affordable housing in the City. 2000 1990 Race cu :s Q) :E $30,000 - -- - - - Southfield $20,000 - . - Oakland Co. Metro Detroit $10,000 $1990 2000 Source: U .S. Census Bureau Figure 3-9: Median Household Income by Neighborhood, 2000 Household Income $35.000 $::)0 600 $50 600 - $66 200 $66 201 - $81 700 >$8"1 700 Source: U.S . Census Bureau Population Trends 3-3 --------- -- - �City of Southfield Comprehensive Master Plan Education. A snapshot of the educational characteristics of the City is important because education levels are strongly related to economic success, particularly as Michigan and metropolitan Detroit transition from a manufacturing economy to one that is largely knowledge-based. Concentrations of educated citizens attract and sustain jobs and tend to provide governments with a higher tax base. The educational attainment of Southfield· s adults is slightly higher than the metro area and slightly lower than Oakland County, as seen in Figure 3-10. Eighty-seven percent of Southfield adults 25-years-old or older have at least a high school diploma, compared to 9 I percent in the County and 87 percent in the metro area. Forty-six percent of residents have a co11ege degree, compared to 49 percent in the County and 34 percent in the metro area. Figure 3-10: Educational Attainment of Adults 25 Years or Older, 2005 100% T D Southfield D Oakland Co . o Detroit tv1etro t f 80% 60% 40% 46% 9% 20% 34% 0% High School Diploma College Degree Graduate Degree Source: U.S. Census Bureau Figure 3-11: School Enrollment of Population Three Years and Older, 2005 School enrollment data gives a slightly different picture of the educational characteristics of the community. A significantly higher proportion (35 percent) of Southfield's population is enrolled in college or graduate school than in the County or metro area, as seen in Figure 3-11 . The relatively high number of colleges and uni versities in Southfield accounts for the high posthigh school enrollment. The high proportion of these students has likely created the environment which Southfield employers find attractive and has made Southfield a major employment center in metro Detroit. Kindergarten & Preschool I Elementary School Middle School I High School College - Graduate School .,_[S ____, 0% D Southfield ■ 5% 10% 15% 20% 25% 30% Oakland County o Detro it Metro Source: U.S. Census Bureau If Southfield can be proactive in enticing students with college degrees to remain in the City after graduation, it will see its share of high schooland college-educated residents rise, ultimately helping to preserve and strengthen its healthy economy. i Fasenfest, D. , Booza, J. , Metzger, K. (2004). Living Together: A New Look at Racial and Ethnic Integration in Metropolitan Neighborhoods, 19902000. Brookings Institution Center on Urban and Metropolitan Policy. ii Brookings Institution. (2003). Detroit In Focus: A Profile from Census 2000. Brookings In titution Center on rban and Metropolitan Policy. $outhfield Population Trends 3-4 �City of Southfield Comprehensive Master Plan 4 Housing and Residential Character Occupancy. Housing occupancy is the percentage of total housing units that are occupied at a given time. The figure can be an indicator of housing stability, with a high percentage generally indicating a stable or growing residential housing market. With little change in population or households and a shrinking average household size, demand for hollsing can be expected to decline. This is reflected in Figure 4-2 which depicts a drop in occupied housing units along with a continuing increase in the housing stock. It is also reflected in the occupancy rate, which declined from 95 percent in 2000 to 89 percent in 2005, as shown in Figure 4-3. Over the same period, Oakland County also experienced a similar decline in occupancy from 96 percent to 93 percent. Goals • Continue to preserve, protect and enhance the integrity, economic viability and livability of Southfield's neighborhoods. • Provide a diverse and stable housing stock offering a range of housing opportunities for all income groups and a quality living environment for all persons. • Create an identity for all Southfield neighborhoods. Current Conditions This Chapter provides background information on housing in Southfield and some comparisons with historical data and the region. The evaluation serves as a basis for the future land use plan and strategies regarding housing and public improvements to support the needs of residents. Figure 4-1: Southfield Residential Construction, 1990-2005 - 350 Net Residential Perm its 5-Year Avg . ~ 300 E ~ 250 0. Planning for housing is critical because nearly 60 percent of land in the City is devoted to residential uses. Also, people seeking a place to live or deciding whether to stay in a community base their decisions in part on the community's housing characteristics such as home values, affordability, services and amenities. - :i 200 C: ~ 150 ·;; ~ 100 ~ 50 0 --L-- - - - - - - - ~ - - - - - - - ~ - - - 1990 Housing Units. According to the U.S. Census Bureau, a housing unit may be a house, an apartment, a group of rooms or a single room. Housing units are occupied by families or individuals who live separately from other families/individuals in the building and have direct access from outside the building or through a common hall. The number of housing units in Southfield has been increasing while population and household growth have been relatively flat. (Chapter 3 Population Trends has a detailed discussion of population characteristics.) Figure 4-1 shows the annual number of net building permits from 1990 to 2005 increased by about 2,000 units. Figure 42 shows the total number of housing units in Southfield over the same period according to the U.S. Census Bureau. Both sources note a slow but gradual increase in total housing units. 1992 1994 1996 1998 2000 2002 2004 Source: SEMCOG Regional Forecast Figure 4-2: Southfield Housing Units and Occupancy, 1990-2005 40 ,000 37,049 35 ,698 35,054 36,000 - - L - - - - - - - - - - - - - ~ 38,000 Cl) 34,000 C: 32,000 C) 30,000 = :::, C: ·; :l 0 :I: 32,908 32,112 _ 28 ,000 --- - 26 ,000 - ------- Housing Units - - - Occupied Units 24,000 22 ,000 20 ,000 1985 1990 1995 2000 2005 Source: U.S. Census Bureau Housing and Residential Character 4-1 2010 �City of Southfield Comprehensive Master Plan Residential construction has been fairly responsive to recent population trends. The net number of residential building permits issued in Southfield peaked in 1998 and has generally been declining since, mirroring the City ' s population change. Certain neighborhoods have more vacant housing units than others. These neighborhoods may face challenges like a housing stock in various state of repairs and low interest in homes relative to home prices. Identifying the location of those neighborhoods helps in addressing their issues and reducing vacancies. The areas with the highest vacancies can be seen in Figure 4-4. These areas are generally south of Northwestern Highway from the City Centre area to Franklin Road ; along I696 west of Telegraph Road; around the Cornerstone Development Authority district; and between Telegraph Road and Beech Woods Park, south of 9 Mile. Figure 4-3: Regional Occupancy Rate, 1990-2005 100% 95 .8% 94.9% (I) 95% ca cc 90% >(.) ---- 91 .6% C ca Q. :::, 85% -- 88 .8% - (.) (.) 0 80% --- - Southfield - - - Oakland Co . 75% 1985 1990 1995 2000 Certain neighborhoods in Southfield are experiencing lower homeownership rates than others. These areas are generally less stable because the residents can '2outhfi~l<1. 2010 Source: U.S. Census Bureau Figure 4-4: Southfield Vacancy Rates, 2000 Vacancy Rate 2000 Block Groups 0% -2 4% Home Ownership. Even with occasional drops in housing value, home ownership is the single largest factor in the generation of wealth for individuals and families. Like occupancy rates, the percentage of owneroccupied housing units can be an indicator of housing stability. In 2005, approximately 58 percent of Southfield residents owned their residence while 42 percent rented . The home ownership rate is up from approximately 54 percent in 1990 and 2000. As Figure 45 shows, home ownership rates are significantly lower in Southfield than in Oakland County. This can be expected given the large portion of multiple-family residential units, particularly apartments, in Southfield. Nevertheless, ownership is rising in Southfield faster than in the County, especially over the last five years, where ownership is up nearly 4 percent. Home ownership is rising despite rising housing costs (noted below) and decreasing median household incomes (noted above in Chapter 3 Population Trends ). 2005 ?"fi 2. 5% - 4 .6% 4 7%- 7 6% - 7.7% - 11 .4% - 11 .5% - 22 .0% Source: U.S . Census Bureau Figure 4-5: Regional Home Ownership Rate, 1990-2005 90% 80% 70% .9.c 60% f?Q) 50% C ~ 0 40% 72 .7% ·----- 74.7% ■ 76.4% -- 54 .1%- -58.0%- - - 53 .9% Q) E 30% :::c: 20% 0 Southfield - - - - ------ Oakland Co .. 10% 0% 1985 1990 1995 2000 2005 2010 Source: U.S . Census Bureau Housing and Residential Character 4-2 �City of Southfield Comprehensive Master Plan easily move out of the neighborhood. Many of these neighborhoods have high numbers of multiple-family units. These areas are highlighted in Figure 4-6 and include the areas around Northland, northwest of the Telegraph/I696 interchange; along Shiawassee east of Beech; between Telegraph and Lahser; the City Centre; and along I-696 on the City's eastern edge. Housing Costs. The cost of housing combined with income determines housing affordability, and housing has been getting more expensive in Southfield. According to the U.S . Census Bureau, the median value of owner-occupied homes in Southfield was $155 ,400 in 2000, up from $107,705 in 1990 (both figures in 2000 dollars). Data from Oakland County indicates that average housing costs have continued to rise from $161,217 in 2001 to $182,820 in 2005. The rising cost of housing, depicted in Figure 4-7, makes it increasingly difficult for potential home buyers to enter the housing market. The recent decline in occupancy rates since 2000, noted above, may hint that the rise in housing prices has been outpacing demand for housing. As of 2005, this decline in occupancy did yet not appear to have slowed the rising cost of housing as might be expected. Figure 4-6: Southfield Homeownership Rates, 2000 Ownership Rate 2000 Block Groups 1111 20 6%-531% 53.2% - 78.8% 78.9% - 93 .3% 93.4%- 100% Source: U.S. Census Bureau Figure 4-7: Southfield Housing Values, 1990-2005 $200 ,000 182 820 $180,000 176 424-=--, $160,000 __________ 161,217, ~ Q) $140,000 - ~ - - - - - - -155,400- - - - - $120,000 + - ---- -- - - - - - ~ $100 ,000 > The most recent housing statistics (September 2006) from the Michigan Association of Realtors® indicate that the rising housing values may be coming to an end. The number of housing sales in 2006 was 21 percent lower than in 2005 in southern Oakland County. This resulted in a 3 percent reduction in average sales price over that period. Statistics from the National Association of Realtors® indicate existing home prices in metro Detroit experienced the worst decline of U.S. urban areas in the third quarter of 2006. As a result, housing values in Southfield may be in the midst of a period of adjustment as housing values dropped in 2007. As it became more expensive to buy a home in Southfield in the first half of the decade, home ownership rates continued to rise, as noted above. However, while housing price increases can generate wealth for those who already own a home, they can increase property taxes and make it more expensive to buy a home. Figure 4-8 portrays the distribution of housing values in Southfield in 2000. Housing values were distributed fairly even, with the great majority of homes valued between $100,000 and $200,000. This general distribution is a reasonable approximation of current conditions despite the fluctuating housing market. ' 0%- 20 5% -+--------------- - - - - - $80,000 ___ 107 ,705 _ _ _ _ _ _ __ $60 ,000 - - - - $40,000 - - - + - - - - - - - - - - fv1edian Price $20 ,000 - + - - - - - _ _ _ _ _ _ ___ __ _ A _v_e_r_a _g _e P_r_ic_e__ _ $0 - ' - - - - - - - - - - - - , - - - - -- - - - 1985 1990 1995 2000 2005 2010 Sources: U.S. Census Bureau, Oakland County Figure 4-8: Southfield Housing Values, 2000 7,000 6,000 >, - 5,190- 5,728 --------- 5,000 (J C C1) 4,000 ::, C" Q) 2 ,752 3,000 2,183 ~ l1. 2,000 1,000 - 153 - 2 s9 - 31 - 17 0 < $50k $50k- $100k- $150k- $200k- $300k- $500k- >$1 M $100k $150k $200k $300k $500k $1 M Value Source: U.S. Census Bureau Housing and Residential Character 4-3 �City of Southfield Comprehensive Master Plan Southfield has a large supply of rental housing, particularly when compared with the region as a whole. Figure 4-9 shows that in 2000, rental housing comprised 46 percent of Southfield ' s occupied housing units, compared to just 25 percent in Oakland County and 28 percent in the metro area. Further, the share of rental housing in Southfield was unchanged since 1990 while simultaneously shrinking in the County and metro area. As the share of rental units increases, a higher percentage of households are impacted by rental rates. In 2000, gross rents for Southfield residents were higher on average than for residents in Oakland County or metropolitan Detroit. Renters appear to be willing to pay a premium to live in Southfield. The median gross rent Southfield residents paid in 2000 was nearly $800 per month, compared to $710 per month in the County and $580 per month in the metro area. Figure 4-10 shows the distribution of gross rent paid by residents of Southfield compared to those of Oakland County and the metro area. A higher share of Southfield households pay higher rents than in the County and metro area, especially in the $750 to $999 per month category. As noted in Chapter 3 Population Trends, the median household income declined slightly between 1990 and 2000 and was lower than that of Oakland County for the entire period. When combined with increasing rents, Southfield renters should be spending a higher portion of their income on rent. This, however, does not appear to be the case. As Figure 4-11 shows, the portion of income spent on rent is generally comparable in Southfield and in the County. The largest discrepancy occurs in the 15-19.9 percent category, where a larger relative portion of Southfield renters are paying a smaller share of their income as rent. This may be related to the poverty rate in Southfield, which is higher than in the rest of the County. Low-income residents are more likely to receive housing assistance, which would lower their rents relative to their incomes. Figure 4-9: Regional Residential Rental Share, 1990-2000 Source: U.S. Census Bureau D Southfield 50% 45% .~ 40% ■ Oakland Co . D Metro Detroit rf - 35% + 30% 25% 45.9% 20% 15% 10% 5% 0% -'--- - ' - - - 45.8% 2000 1990 Figure 4-10: Regional Gross Rent, 2000 45% t--- . D Southfield ■ Oakland Co. D fv1etro Detroit 40% 35% ..,... ~30% ~25% ~20% ~ 0 15% 10% 5% 0% _,__,___...._.__,_____._----'-'__-'---,....._,'-----'_.._._____.____.____._____.___L-1__ Less than $~0 $200to $300to $500to $750to $299 $499 $749 $999 $\000 to $~W Source: U.S. Census Bureau Figure 4-11: Regional Rent as a Percentage of Household Income, 2005 ti) 40% 35% J o Southfield ■ Oakland Co . - - - - - I,,,. .S c 30% + - - - - - - - ~25% ~ 20% o -e ; (1) a. 15% 10% 5% 0% < 15.0% 15.0% - 20.0% - 25.0% - 30.0% > 19.9% 24.9% 29.9% 34.9% 35.0% NA Housing Types. Single-family detached Percent of Household Income residences comprise the largest share of residential housing. In 2000, these types of Source: U.S. Census Bureau housing structures comprised nearly 50 percent of all residences. Nearly half of the remaininob Figure 4-12. According to the 2000 census, housing units were in multiple-family structures with Southfield has an approximate 23 percent lower share 20 or more units. Relative to the surrounding area, of single-family residential units and a much larger detached single-family residential homes comprised a share of multiple-family residential units compared to low _portion and multiple-family residences a high Oakland County and metro Detroit. In particular, the port10n of Southfield's total housing units, as seen in ~outhfield~ ~ HSO0 No cash or more rent Housing and Residential Character 4-4 �City of Southfield Comprehensive Master Plan share of large (i.e. containing 20 or more units) multifamily structures in Southfield is nearly 3.5 times that of the County or metro area. Many of these structures are apartment and condominium towers. The presence of apartment buildings helps explain the high residential rental share noted above and reemphasizes the impact that higher rents have on Southfield' s large rental population. The acres of land devoted to multiple-family residences can be a deceiving statistic; residential densities can vary widely within the multiple-family designation . Age of Existing Housing. Southfield has a diverse mix of housing that has been developed over the course of its history and the City ' s residential architecture reflects the historical growth of the community. In the early 1950s, prior to the City' s incorporation, the township of Southfield was home to approximately 19,000 residents. By the end of the 1970s, the City had more than 75 ,000 residents. This explosive growth is reflected in the age of Southfield 's housing stock. As Figure 4-13 shows, the greatest share of existing housing units were constructed during that period. Afterward, as the population growth flattened , the share of new structures decreased . Only about 8 percent of Southfield homes were built since 1990. Because Southfield is largely built out, the annual number of new structures can be expected to remain low as new development will primarily con ist of redevelopment of existing land. Over time, as newer structures replace older ones and as residential densities increase, the share of newer housing units will begin to increase. As the housing stock continues to age, efforts to preserve and rehabilitate existing units will be critical in preserving property values and maintaining a high quality of life for Southfield ' s residents. The City may want to consider preparing a survey of neighborhoods to document historic resources and evaluate their significance. These historic structures and neighborhoods provide character and a sense of uniqueness to the neighborhood and community. The survey would re ult in recommendations and guidance on improvements and maintenance of these historic residential treasures. Residential Longevity. The length of time that residents live in a home is a measure of a community ' s stability. In 2005 , nearly 50 percent of Southfield residents had moved into their home in 2000 or later. This statistic can be seen in Figure 414. While this figure may seem high, it is in line with U.S. households on the whole. In Southfield, as noted in Chapter 3, the City ' s racial makeup changed significantly sometime after 1990, indicating a large number of residents moved out of the City and an '2Quthfield I I Figure 4-12: Regional Residential Housing Distribution, 2000 1-unit, detached e~~~~~~~~~~~~~~~~~~~~~~~~~~~::~~ !. 1-unrr, attached ~ - 2 untis ·2 3-4 units C) C: 5-9 unrrs ::::, ·;; :, 0 o Southfield ■ Oakland Co . 10-19 units J: □ tv1etro Detroit --- 20+ units -,------- l'vbbile homa 0% 10% 20% 30% 40% 50% 60% 70% 80% Percent of Housing Units Source: U.S . Census Bureau Figure 4-13: Year Built for Southfield Residential Structures, 2005 ..u 14 ,000 l ~ 12 ,000 :l :l 10 ,000 ~ 8 ,000 -.. 0 6 ,000 Q) 4,000 ..0 E :l z 2 ,000 0 ro9 or '940 to '950 to '960 to 'e70 to '980 to 'BOO to 2000 before '949 '959 'B69 '979 '989 '999 to 2004 2005 or after Year Structure Built Source: U.S. Census Bureau Figure 4-14: Year Householder Moved Into Unit, 2005 ~ o J: ~ 5 J: 0 ! E ~ 20 ,000 - - - - - - - - - - - - - - -16,19618 ,000 16,000 14,000 - 4 - - - - - - - - - - - - - - - - --------t 12,000 __,___ _ 10 ,000 - + - - - - - - - - - - - - - 8 ,000 - + - - - - - - - - - - - - - - - - - 6,000 - - - 1 - - - - - - - - 4,000 1,4531,865 2,000 0 ...L---L---'--- -'--.._____ __,____.__ __.,__ _,____ __,____.__ __.,__...__ 1969 or earlier 1970 to 1979 1980 to 1989 1990to 1994 1995 to 1999 Year Household Moved Into Unit Source: U.S. Census Bureau Housing and Residential Character 4-5 2000 or later �City of Southfield Comprehensive Master Pion equally large number moved in. Additionally, renters can be expected to move more frequently than homeowners. These conditions help explain the high frequency of households that moved after 1999. As the housing market slows relocation options residents can be expected to remain in their homes for longer durations, as was the case in the 1990s before the housing boom. Recommendations Southfield' s neighborhoods are diverse in nature, ranging from suburban neighborhoods characterized by unpaved roads and larger lot sizes to urban development with curb and gutter streets and narrow lots. This mixture of housing options aJlows families to grow into larger homes without having to move out of the community. As developments are planned , they should be designed to complement and enhance the existing character of the surrounding neighborhoods. The recommendations of this chapter seek to retain neighborhood character while improving the quality of homes, public facilities and infrastructure. Housing Preservation and Maintenance. The importance of maintaining housing units on a daily basis cannot be overemphasized. To ensure the preservation and maintenance of existing housing by property owners, Southfield should use a variety of basic strategies/programs to improve the appearance and value of existing neighborhoods, as described below. Neighborhood and Information Center (NIC). As part of the Community Relations Department, the City' s Neighborhood and Information Center (NIC) provides a link between City government and Southfield residents. For visitors, home seekers and homeowners, the NIC is a valuable source of information about the City. The Center provides relocation information, welcome packets, school information, as well as information about City services and programs. More than just an information source, the NIC serves as a liaison to City government for residents and neighborhood associations, refers complaints to City departments, and monitors their resolution. The NIC also strengthens existing neighborhood associations and reactivates dormant ones, arranges for neighborhood association block parties, meeting rooms and mailings, ~nd arranges yearly training and workshops for neighborhood leaders. NIC should continue to maintain consistent Sou_thfieJQ. • coordination with the Housing Department and administration of many of the programs and recommendations of this Plan. Housing Programs. The City ' s Housing Department currently administers a variety of optional programs to residents including home repair, ownership encouragement and housing affordability as described below: Section 8. The U.S. Department of Housing and Urban Development (HUD) provides funding for its Housing Choice Voucher (HCV) Program, formerly known as Section 8. The HCV Program subsidizes rent for income-qualified individuals through the Southfield Housing Commission. As a tenant-based program, the Voucher holder is subsidized - not the rental unit. The Program is often referred to as "Finders Keepers" because the family must locate a unit that meets Housing Quality Standards (HQS) established by HUD . Community Development Block Grant (CDBG). The city of Southfield receives CDBG funds annually from HUD. Fund allocations are based on development of viable urban communities by providing proper housing and a suitable living environment, and by expanding economic opportunities, principally for persons of low and moderate income. The CDBG program allows the city of Southfield to develop and implement activities and projects that are uniquely suited and beneficial to Southfield residents within the framework of federal guidelines. The Southfield Home Improvement Program (SHIP). SHIP is a low-interest loan program for income qualified homeowners. The focus of the program concentrates on maintenance of the existing structure as it relates to health and safety issues and minimum housing standards. The city of Southfield participates in the efforts to reduce lead-based paint hazards. It does not get involved with remodeling or updating for cosmetic purposes, additions or new construction projects. Typical improvements include roofs, windows, doors, siding, insulation, heating, electrical , and plumbing repairs. The program is funded by HUD through the CDBG program. CHORE. The city of Southfield's CHORE program has been helping senior adults maintain their homes since its inception in 1983. Funded through the CDBG, CHORE provides an annual spending account for Housing and Residential Character 4-6 �City of Southfield Comprehensive Master Plan each income-qualified senior adult household to be used for labor associated with lawn care, snow removal, window and gutter cleaning, minor plumbing, furnace and electrical repairs. MSHDA. The Michigan State Housing Development Authority (MSHDA) offers low-interest loan programs that give people with lower incomes an opportunity to buy their first home. Other housing programs the City should consider include those for larger-scale housing rehabilitation, housing fa~ade improvements and emergency repair grants. As the demand for these programs increases, the City may have an opportunity to conditionally approve financing for those that follow more extensive guidelines or for those willing to participate in desired community programs. These conditions could include implementing enhanced design improvements (i.e. development of an attractive second floor addition over a simple dormer addition), use of high quality building materials (i.e. use of cement fiberboard siding over vinyl), participation in desired special assessment districts or spearheading development of active community or homeowner's associations. Community/Neighborhood Reinvestment Programs. Continue to work in coordination with local lending institutions and realtors to explore the availability and application of neighborhood investmenUreinvestment programs. Neighborhood Associations. The City encourages the creation of and coordination with neighborhood associations and organizations, including condominium associations. Such organizations can coordinate with the City and develop improvement and organizational strategies that apply to their neighborhood, such as a neighborhood watch program. Neighborhood organizations can also work with the City to set up Special Assessment Districts (SAD) for infrastructure and streetscape improvements such as road and sidewalk maintenance and decorative street lighting. The City, through the NIC and the Southfield Parks and Garden Club, currently issues "Community Pride Awards." Awards are granted to reward residents, condominium associations, apartment complexes and neighborhoods in their efforts to maintain, improve or beautify their neighborhood or development. Annual Neighborhood Beautification Programs (Clean-up Programs). A spring and fall household hazardous waste clean up day provides opportunities for disposal of products that cannot be sent to the landfill. To build on these services, the City should consider curbside pick-up of large-scale trash, debris, and appliances, and possibly expanding their hazardous waste services to include collection sites for the regular disposal of household products such as paints, vehicular fluids and the like. Education Programs. Communit~ ' awareness programs are conducted on topics such as neighborhood blight, annual refuse collection, and comprehensive code enforcement efforts in and around residential neighborhoods. The City's newsletter and Web site should continue to provide information on existing codes and ordinances, clean-up efforts, rehabilitation and other housing assistance programs. Enforcement Practices. The City should continue to review its enforcement policies and procedures to identify ways to improve regulatory enforcement of and compliance with existing laws. This review could also include an analysis of the City's violation management procedures and penalty (fine) structure. Infrastructure Maintenance. A wellmaintained infrastructure is very important to perceived neighborhood quality. Broken sidewalks, streets with potholes and broken curbing all portray images of neighborhood instability, declining property values, and negatively reflect on the community as a whole. It is imperative that "surface infrastructure" is regularly inspected and improved as needed. Traffic Calming. The perception of "neighborhood livability" is strongly influenced by such factors as traffic volumes and speeds. A traffic calming program could be instituted in neighborhoods that have problems with cutthrough traffic, as described in the Transportation Chapter. Neighborhood Safety. Proper planning of neighborhoods can prevent future crime. Traffic calming, street layout and architectural requirements can all enhance safety in a neighborhood. More specifically, roads should be designed to prevent cut-through traffic and encourage lower speeds, and the layout of homes can provide a more pedestrian environment, encourage neighbor interaction and overall awareness, or "eyes on the street." Redevelopment of Outdated Housing. There are a number of neighborhoods with small houses, typically less than 1,000 square feet located on smaller Jots. These homes are outdated and do not Housing and Residential Character 4- 7 �City of Southfield Comprehensive Master Plan offer many of the amenities desired by today's home buyers. In many areas of the City, homes can be expanded as described in the previous section. In those neighborhoods where the housing costs are lower, such as neighborhoods with small aluminum/vinyl siding homes and homes on slabs, gradual redevelopment of the neighborhoods should be encouraged. Any redevelopment should be initiated by property owners and driven by the market, with the City' s role as facilitating or assisting the homeowners. Home, Home on the Ranch. The 1950s style ranch house is witnessing a resurgence, fed by nostalgia for a simpler time. Even the historic preservation movement, which has spent most of its energy fighting to save century-old artifacts, now has its sights on the preserving this vital component of our shared heritage (social, economic and design history), a part of the narrative of American architecture. The City should consider working with the State Historic Preservation Office and its program to develop a historic resources survey for select individual ranch houses and/or districts. The survey could identify and document historic resources that provide character, continuity and a sense of uniqueness to the community, and evaluate their significance and plan for the wise use of the community' s valuable historic residential resources. Multiple-Family Housing. Multiple-family housing is provided throughout the City in a variety of forms. The most commonly found is apartment-style housing, characterized by larger parking lots and buildings with few entrances. Some complexes include a grouping of smaller multiple-family homes, some with individual entrances. More modem approaches to multiple-family housing include townhomes and single-family attached and low-rise condominiums. These are becoming more desirable to those looking for high-quality housing with low maintenance requirements, particularly younger residents, retirees, or families reducing in size. Senior Housing. Providing appropriate senior housing options is increasingly important as the general population ages. Fewer financial resources are available to older residents, and so they need affordable options that are safe, attractive and stimulating. Many seniors live in established neighborhoods, and some find their financial resources strained over time, leaving them to strugole to maintain their homes, or even worse, to heat the~. Others live in multiple-unit complexes or in assisted living facilities. The city of Southfield should ensure local ordinances provide for the retention and development of a variety of housing options, including: Independent living options that include ranchstyle, single-family detached or attached units that are small in size and low in purchase price and maintenance costs. Often these developments offer community amenities, such as walking trails or fitness centers, which support the active lifestyle of early retirees. Apartment style units are also desired for the independence they offer, but are even more affordable. In this setting, resident:; are often closer to local shopping and services, which can be especially helpful to residents with mobility issues or those who no longer drive. Assisted living is similar to apartment style units, but they maintain on-site services for residents, including medical assistance, food service, housekeeping, recreation and sometimes even limited retail or bank services. These developments provide a community within itself where residents are active, but prefer some assistance due to health reasons or when family members live far away. Institutional options are also important in the later stages of life. Most residents needing fulltime care prefer not to move far distances, as this can cause mental stress and trauma. Allowing residents to stay in their home community is important when the decision is made to move to an institutional facility. Buffering between Residential and NonResidential Uses. Limited commercial uses in neighborhoods can provide conveniently located services and enhance neighborhood quality of life. It can negatively impact neighborhoods when not properly screened or when allowed to encroach into the neighborhood area. Commercial and industrial activity tends to infiltrate residential neighborhoods in maturing communities. This can be seen along some of Southfield's main road corridors. Some areas, including residential areas adjacent to commercial properties, may become ripe for conversion to non-residential use. In some cases, this is a reasonable change to provide greater lot size or depth needed for certain types of modem nonresidential uses. When this type of land use change is determined to be appropriate, the City requires site design to limit conflicts with the adjacent neighbors such as: Screening with brick walls supplemented by landscaping. Lighting with downward directed cut-off fixtures to prevent light from spilling onto residential properties. Housing and Residential Character 4-8 �City of Southfield Comprehensive Master Plan Locating and screening waste receptacles and loading areas to minimize noise impacts and protect views from adjoining residential properties. Ensuring building design incorporates architecture that enhances the quality of the neighborhood, with mechanical equipment properly screened and setback to not create noise issues with nearby residential. In some cases, the non-residential use should be designed to have a residential appearance in terms of scale, height, materials and overall design. Housing and Residential Character 4-9 �City of Southfield Comprehensive Master Plan 5 Economic Development Introduction Southfield - because of its location, condition and demographic composition - is uniquely positioned to exert a positive influence on future development/redevelopment in the metropolitan region. Southfield is an economically viable, highly attractive city with community values and a quality of life second to none. The City's approach to seize its economic development potential and to manage its character and appearance will affect its ability to achieve this vision. Southfield is in an enviable position for a community of its size. The City boasts a number of assets and a unique character that is absent from many of metropolitan Detroit's cities and suburbs. These assets include a distinctive and progressive City Centre, a successful Cornerstone Development District, Lawrence Technological University, Oakland Community College and other higher educational institutions that create intelJectual capital that extends beyond students and faculty, as welJ as Providence Hospital, an innovative institution and the largest employer in Southfield. In addition to a strong employment base, quality neighborhoods with parks, balance of jobs, services and housing, established infrastructure, easy access to the metropolitan Detroit region and a sense of place creates conditions under which growth is highly likely. Goals • • ■ • • Business Area Competitiveness: Increase the competitiveness of Southfield's major business areas (corporate office, technology sector, retail/service centers) for high quality business and job development. Existing Business Competitiveness: Increase the competitiveness of existing Southfield businesses to grow locally. Economic Diversification : Diversify and grow Southfield's economic base in line with new global and technology business realities. Residential Workforce Competitiveness: Increase educational attainment and raise skill levels of Southfield residents to compete for high quality jobs of the future. Economic Development Partnerships: Grow current and develop new partnerships fostering and accelerating economic development in the City. and the desire by most businesses today to reduce operating costs and improve productivity. Existing Trends Southfield's demographic base has changed dramatically, reflecting many of the trends facing other first-tier suburbs across the country. Many of these communities have lost ground as a result of urban sprawl and other regional dynamics causing them to experience the same urban problems witnessed by larger inner cities. The City's economic base, while still rich in economic assets and opportunities, faces stiff competition from newer and more nimble regional communities. This base is restructuring as a result of corporate mergers and acquisitions, manufacturing and service industry outsourcing, ~ outhfield As noted in Chapter 3 Population Trends, Southfield's population has been in a gradual decline since 2000 and the age of a typical resident is increasing. In real dollar terms (1999 dollars), Southfield's median family income declined from $54,380 to $52,668 between 1990 and 2000. While Southfield residents showed some improvement in overall educational attainment between 1990 and 2000, there remains much room for improvement. Southfield's unemployment was 7.3 percent in 2005, compared to 3.7 percent in 2000. The number of unemployed residents has increased from 1,639 to 3,053 since 2000. Economic Development 5-1 �City of Southfield Comprehensive Master Plan The workforce residing in Southfield has declined from 43,971 in 2000 to 41,994 in 2005. This drop triggered a drop in the workforce participation rate of the City's residential workforce from 56. l percent in 2000 to 53.7 percent in 2005. 110,412 jobs existed in the City in 2007. By comparison, 114,216 existed in the City in 2002. This suggests that 3.804 jobs were lost in the City over this short time period. Total commercial (office, retail, ervices) and industrial real estate in the City had a total asse sed valuation of $1.634 billion in 2006. The City's total commercial and industrial real estate stock included almost 41 million square feet of space with another estimated 5 million square feet of office scattered in sma11er buildings. Of this total: Office space was 53.5 percent. Industrial space was I 0.4 percent. Flex space was 3.7 percent (office/industrial mix). Retail space and shopping centers were 11.14 percent. Unclassifiable space was 21.4 percent. The City' office building base is aging. Since 1990, only 7.3 percent of the City's office space was built; 8.7 percent of its industrial space; 7. I percent of its retail space; and 12.4 percent of its shopping center space. As of third quarter 2006, Southfield's office market had a 21.5 percent vacancy rate, compared to a 19 .3 percent rate in Farmington Hi11s, a 21.2 percent rate in Livonia, a 23.8 percent rate in ovi, and a 21 .3 percent vacancy rate in Troy. Southfield' office market is predominantly located north of IO Mile Road. Eighteen million quare feet of this space is located north of IO Mile Road and 5.8 million outh of 10 Mile Road. Almost all (99 percent) of Southfield's class A office space is located north of 10 Mile Road. About three quarters of the City class B office space is located north of IO Mile Road. Meanwhile, 60 percent of the City class C office space is located south of 10 Mile Road. ~o_uJhfielcJ_ Lessons from Other First Tier Suburbs The experiences of other first tier suburbs were examined as guidance for this Plan. Some general lessons from that examination are: You Can't Do It Alone. Cooperation with other first tier suburbs and the core city in the region is important to finding effective solution to larger regional issues such as sprawl and inefficient growth. A State Policy Shift is Vital. State support i vital to improving conditions in the first tier suburbs. Convincing the state to invest in existing communities and redevelopment over new communities and new development is imperative. First-tier suburbs should develop a shared policy agenda to gamer state support. Businesses and Developers must be ReEducated. Financial incentives are needed to interest businesses and private developers in investing in first-tier communities rather than developing greenfields in outlying locations. Community-Building is Essential. It is not enough to just increase public and private investment in first tier suburbs. Community leaders must work on community-building in a holistic sense that looks at economic development, housing, infrastructure, land use and zoning, and the many other issues being considered in the Southfield Comprehensive Master Plan. Quality Coupled with Affordable. This appears to be the mantra of many first tier suburbs that are making the "value proposition" that quality development/redevelopment must be encouraged, but affordability must be considered in meeting the need of their re idential base. Stepped Up Economic Development. First-tier communities have increased their assistance to existing busines es, entrepreneurship and new business attraction. A key beginning that must be met is being able to offer busine ses quality building and ites for use. Brownfield cleanup has received significant attention, coupled with more infill development projects. Better Public Transportation. Public transportation is seen as essential to workers, tudents and the elderly living in first-tier communities. Working to make tran it services more acce sible, responsive and safe is important. Economic Development 5-2 �City of Southfield Comprehensive Master Plan Become a Go-To Place: Many first tier communities have increased their attractiveness as destinations such as specialty shopping, fine dining, and entertainment for local and regional residents. Capture Daytime Worker Dollars. This is a lesson for Southfield since the City has many daytime workers who leave the City after work. Meeting these workers' shopping and entertainment needs is important. People Retention and Recruitment. First tier suburbs are working more aggressively at retaining their existing population base and attracting new residents. Having desirable housing, shopping and entertainment amenities is essential to achieving this objective. Reward and Recognize. It is important to continue to visibly recognize and reward private developers, institutions (e.g., hospitals, education), businesses, neighborhoods, and individual residents helping to bring back the social and economic life in the community. First Suburbs Examined: Lakewood, Shaker Heights, Beachwood, and Cleveland Heights (Greater Cleveland area, Ohio); Upper Arlington, Grandview Heights, and Worthington (Columbus area, Orio); Kettering and Oakwood (Dayton area, Ohio); Farmington Hills, Lincoln Park and Warren (Detroit area, Michigan); Overland Park, Kansas and Independence, Missouri (Kansas City area). Top Economic Development Challenges Five economic development challenges grew from the analysis of the City's economic profile and opportunities. Because of their importance, a goal and recommendations/strategies have been identified for each challenge. Southfield's top economic development challenges are: l. Strengthen the competitiveness of the City's existing major business areas (office, industrial/technology and commercial) to bring about new development in these areas. 2. Help existing Southfield business employers become more competitive, enabling them to expand and grow in the City. 3. Encourage and assist with the future diversification of the City's economic base in new growing and innovative industries and occupations. 4. Help Southfield residents gain a greater competitive edge for higher skilled and higher wage employment opportunities in the future. 5. Leverage greater leadership involvement, private and public sector investment and increased access to high quality business and job development opportunities for the City in the future. Current Conditions This existing economic development conditions profile of the city of Southfield is intended to highlight the key economic development and business issues facing the community. It provides the analytic foundation for the strategy part of the economic development element of the Comprehensive Plan. Overall, the information presented in this profile identifies many of the changes that have taken place in the city of Southfield over the last 10-15 years. This profile is presented both in relation to the larger political di visions in the area, as well as, in comparison to some of the neighboring communities and region. When comparing information for the City of Southfield to larger political divisions, comparisons are made to Oakland County and to Southeast Michigan (see Figure 5-1). For the purposes of this analysis, the definition of Southeast Michigan is based on that used by Southeast Michigan Council of Government (SEMCOG) and includes the counties of Livingston, Macomb, Monroe, Oakland, St. Clair, 1 Washtenaw, and Wayne • Demographic Changes Population and Households. Demographic factors and trends are significant influences upon the growth 1 This definition differs slightly from the definition of Metropolitan Statistical Areas used by the U.S. Bureau of the Census. As defined in 2003, the Detroit - Warren - Livonia Metropolitan Statistical Area (MSA) includes two Metropolitan Divisions: Detroit - Livonia - Dearborn Metropolitan Division (Wayne County) and Warren - Farmington Hills - Troy Metropolitan Division (Lapeer, Livingston, Macomb, Oakland, and St. Clair counties). Prior to 2003, the cities of Ann Arbor (Washtenaw County) and Flint (Genesee County) were also included in the Detroit Consolidated Metropolitan Statistical Area (CMSA). These cities, and their respective counties, are currently defined as being their own Metropolitan Statistical Areas. Economic Development 5-3 �City of Southfield Comprehensive Master Plan Income and Poverty. Comparing household incomes in 1990 to those in 2000, it appears that household incomes in the City of Southfield increased; however, the use of income categories over time is deceptive because it is difficult to identify the effects that inflation has on households' real income. Refer to Chapter 3 Population Trends, for a more detailed analysis. of Southfield's economic base. Between 1990 and 2000, the City of Southfield grew in terms of population and households. This growth, however, trailed the growth in Oakland County and Southeast Michigan as a whole, see Chapter 3 Population Trends, for additional analysis. Slow growth in the number of households in the City is important from an economic development standpoint because households are consuming units that support the local economy. F.12ure 5 -1: Populat10n Chan2e: Southeast MI Cities, 2000-2006 Rank 2006 Community Estimated Population 2006 Change in Population 2000-2006 Rank 2000 1 Detroit 868,822 -82,448 l 2 Warren 135,339 -2,908 2 3 Sterlin,g Heights 127,623 3,152 3 4 Ann Arbor 112,530 -1,494 4 5 Dearborn 99,909 2,134 6 6 Livonia 96,531 -4,014 5 7 Clinton Twp 96,144 496 7 8 Canton Twp 85,462 9,096 12 Westland 83,605 -2,997 8 Troy 81,290 331 10 9 10 11 Farmington Hills 80,486 -1,625 9 12 Southfield Macomb Twp 78,009 -313 11 72,824 22,346 Waterford Twp 70,792 -1, 189 23 13 17 14 15 13 14 15 Shelby Twp 71,997 6,838 16 Rochester Hills 69,405 580 17 68,112 606 18 Pontiac West Bloomfield Twp 65,789 929 18 19 Taylor 64,127 -1,741 16 20 St Clair Shores 60,760 -2,336 19 Although redefining the income categories for household income does not, by itself, definitively show decline in resident incomes, it is consistent with other data that show the decline in income and increasing poverty. Data in Figure 5-2 shows that, in 'real' terms (incomes adjusted for inflation), incomes are declining and poverty is increasing within the City. Labor Force While Southfield saw a small growth in its residential labor force during 1990-2000, the City experienced a sharp drop of almost 2,000 workers between 2000 and 2005. The number of residents employed in the City declined during the 2000-2005-period. One explanation of this decline in workforce is the migration of employed workers to other locations. Employment dislocations are a likely explanation for the decline in the number of employed residents over the past five years. A closer examination of local employer cutbacks and relocations is needed to pinpoint the cause of these trends. See Figure 5-3. Between 1990 and 2000, the percent of the population in the City of Southfield between the ages of 18 to 34 declined by 3 percent while those ages 35-64 increased by 4 percent. Though Southfield has a significant concentration of Baby Boomers, the City does not appear to be retaining its Mini Boomers. This is an important future economic issue for the City. According to research by the Brookings Institute and other research groups, the failure to capture the Mini Boomers generation is characteristic of many "inner ring suburbs." Southfield_ Economic Development 5-4 �City of Southfield Comprehensive Master Plan A second important dimension of the local labor force is the participation rate of those people available to work. Figure 5-4 provides data on these trends between 2000 and 2005. This data indicates that the labor force participation rate declined for Southfield, Oakland County and southeast Michigan . Southfield' s labor force participation rate decline was much more severe than Southeast Michigan and about the same as Oakland County. Figure 5-2: Southfield "Real" Income and p overty p·1cture This decline in the City' s labor force participation rate could be attributed to three possible explanations. • The demand for labor, or the specific types of labor skills in Southfield, has declined. • Southfield residents that have Jost jobs have been unable to find replacement jobs. • Workers are exiting the workforce due to their age and contributing to a lower participation rate. Income Category Median Household Income ( 1999 Dollars) Households in Poverty 1990 2000 $54,380 $52,468 1,982 (6%) 2,570 (8%) Persons in Poverty 4,371 (6%) 5,721 (7%) 1gure 5-3 : Lb a or Force Tren ds, 1990-2006 Community 1990 2005 2000 City of Southfield Labor Force 43,405 43,971 41 ,994 Employment 40,495 42,332 38,941 2,910 1,639 3,053 6.7 3.7 7.3 Unemployment Jobless Rate Oakland County Labor Force Employment Industry Trends Unemployment The growth performance of local industries comprising the City ' s economic base is an important driver for local economic development. Jobless Rate Labor Force Employment Unemployment Jobless Rate • • • • • 639,985 656,338 19,446 603,762 6. 1 2.9 5.7 2,304,693 2,501 ,294 2,420,189 2, 124, 125 2,411 ,983 2,251 ,959 180,568 89,311 168,230 7.8 3.6 7.0 36,223 Figure 5-4: Labor Force partic1patlon T ren ds 1990-2005 ' 1990 2000 2005 Community City of Southfield Figure 5-5 describes employment changes in the city of Southfield's major industries between 1997 and 2002. Data in Table 5-5 describes changes in the major industries located in Southfield. Some highlights: Manufacturing declined in the City by 18.6 percent; a loss of 847 jobs. Wholesale trade declined by nearly 36 percent; a loss of 2,457 jobs. Retail trade declined by 16.5 percent; a loss of 1,476 jobs. Real estate declined by 7 .3 percent; a loss of 220 jobs. Accommodations and food services declined by 3.6% percent; a loss of 170 jobs. Educational services declined by 24.5 percent; a loss of 146 jobs. 675,784 Southeast Michigan The data in Figures 5-5 , 5-6 and 5-7 (pg. 5-7) come from the U.S. Economic Censuses of 1997 and 2002. It is important to note that this data only brings us to 2002, and a great deal has changed in the regional and local economies since then. Unfortunatel y, local area industry and employment data is very limited in availability. • 604,989 567,932 37,057 Total Population 75 ,745 78,3 22 78,272 Labor Force 43,405 43,971 41 ,994 Participation Rate 57 .3% 56.1% 53.7 % 1,083,592 1,194,156 1,218,573 604,989 675 ,784 639,985 55 .8% 56.6% 52.5% Total Population 4,590,468 4,833,368 4,908,997 Labor Force 2,304,693 2,501 ,294 2,420,189 50.2% 51.8% 49.3% Oakland County Total Population Labor Force Participation Rate Southeast Michigan Participation Rate • • Administration of waste management and remediation services grew by 52 percent; a gain of 7,900 jobs. Healthcare and social assistance grew by 84 percent; a gain of 6,981 jobs. Economic Development 5-5 �City of Southfield Comprehensive Master Plan • • • Arts, entertainment and recreation grew by 36.6 percent; a gain of 207 jobs. Other services grew in the City by 11.2 percent; a gain of 175 jobs. No data was released for the Information sector, which is unfortunate because this sector is an important one for the City, especially IT-related businesses and jobs. ~9_!.-tthfield Economic Development 5-6 �City of Southfield Comprehensive Master Plan . Base Ch anges, 1997-2002 Fhrure 5-5: Citv of Southfiel dEconormc Employment by Industry, City of Southfield: 1997-2002 NAICS 31-33 42 44-45 51 53 54 56 61 62 71 72 81 Description Manufacturing Wholesale trade Retai I trade Information Real estate & rental & leasing Professional , scientific, & technical services Admin, Support, Waste Mgmt & Remediation Services Educational services Health care & social assistance Arts, entertainment, & recreation Accommodation & food services Other services (except public administration) Number of Emplovees 1997 2002 4,564 6,838 8,925 3,717 4,381 7,449 Change 1997-2002 Percent Number (847) (2,457) (1,476) -18.6% -35.9% -16.5% NA NA NA NA 3,001 13,035 15,152 595 8,302 566 4,739 1,565 2,781 (220) -7.3% NA NA NA 23,053 449 15,283 773 4,569 1,740 7,901 (146) 6,981 207 (170) 175 52.1% -24.5% 84.1% 36.6% -3.6% 11.2% . Base Changes, 1997-2002 umre 560kJ - : a andC ountv Econormc Employment by Industry, OakJand County: 1997-2002 NAICS 31-33 42 44-45 51 53 54 56 61 62 71 72 81 Description Manufacturing Wholesale trade Retail trade Information Real estate & rental & leasing Professional, scientific, & technical services Admin, Support, Waste Mgmt & Remed Serv Educational services Health care & social assistance Arts, entertainment, & recreation Accommodation & food services Other services (except public administration) Number of Emolovees 2002 1997 90,481 45,311 83,826 79,167 42,709 80,791 Change 1997-2002 Number Percent (11,314) (2,602) (3,035) -12.5% -5.7% -3.6% NA NA NA NA 14,568 60,999 88,516 2,464 35,580 6,948 48,174 16,274 16,161 93,633 81,549 3,445 84,553 9,712 49,848 20,942 1,593 32,634 (6,967) 981 48,973 2,764 1,674 4,668 10.9% 53.5% -7.9% 39.8% 137.6% 39.8% 3.5% 28.7% F"urnre 5-7 : SEM"IChill!an Econorrnc Base Changes, 1997-2002 Employment by Industry, Southeast Michigan: 1997-2002 NAICS 31-33 42 44-45 51 53 54 56 61 62 71 72 81 Description Manufacturing Wholesale trade Retail trade Information Real estate & rental & leasing Professional, scientific, & technical services Admin, Support, Waste Mgmt & Remed Serv Educational services Health care & social assistance Arts, entertainment, & recreation Accommodation & food services Other services (except public administration) Number of Employees 2002 1997 380,989 107,361 254,616 339,391 98,924 248,940 Change 1997-2002 Number Percent (41,598) (8,437) (5,676) -10.9% -7.9% -2.2% NA NA NA NA 29,948 113,457 169,739 33,179 3,231 10.8% NA NA NA 168,995 (744) -0.4% NA NA NA NA 98,163 17,717 155,542 51,201 254,431 36,106 160,701 59,349 156,268 18,389 5,159 8,148 159.2% 103.8% 3.3% 15.9% Economic Development 5-7 �City of Southfield Comprehensive Master Plan Data in Figure 5-8 suggests that 110,412 total jobs exist in the City at the present time. By comparison, 114,216 jobs were in the City in 2002, according SEMCOG estimates using the ES-202 data. This suggests that Southfield lost over 3,800 jobs during the last three years. The information also indicates Southfield had 5,443 Information sector jobs, which is a growing industry sector nationally. F'1gure 5-8 : Southfi1eId Econormc 'B ase, 2005 Sector Agriculture, Forestry, Fishing, & Hunting Finance and Insurance Healthcare and Social Services Professional and Technical Services ■ Figure 5-9: Southfield 2005 Employment, Industry Shares Southfield 2005 Total Employment: 110,412: n/a 0 Utilities n/a Manufacturing 3,532 Wholesale Trade 7,351 Retail Trade Transportation & Warehousing 8,619 Information 5,443 Educational Services Health Care and Social Assistance Arts, Entertainment,& Recreation Accommodation and Food Services Other Services (except Public Admin) ■ • Employment Mining Finance & Insurance Real Estate & Rental & Leasing Professional, Scientific, & Technical Services Management of Companies & Enterprises Administrative & Support & Waste Mgmt & Remediation Services Figure 5-9 shows the percentage shares that major industries hold in the City's economic base. The City's three largest industries, based upon Figure 5-9 data are: Public Administration 1% Other Services ( except Public Ad min) 2% Accommodation and 8% 983 7% Retail Trade Arts , Entertainrrent , and Recreation 8% Transportat ion & 1% Warehousing 18,285 3,402 Manufacturing Wholesale Trade 3% Food Services 1% Health Care and Social Assistance Information 17% 5% 16,484 2,669 Edu::ational Services Finance & Insurance 5% 17% Administrative & Support 6,052 5,316 18,644 &WasteMgmt& Remediation Services Real Estate and Rental 5% and Leasing 3% M anag ement of Companies & Enterprises 2% 910 Professional, Scientific, & Techncal Services 8,719 15% 2,369 Public Administration 1,618 Total 110,412 n/a - Data blocked for confidentiality Source: SEMCOG, Michigan ES-202 Data - Southfield --. --,.'--- Economic Development 5-8 �City of Southfield Comprehensive Master Plan Economic Development Framework Economic development is a vitally important priority in Southfield ' s new Comprehensive Master Plan. A healthy, high quality and growing economic base is the foundation for effective community building in the City. Unless the economic life of Southfield is strengthened, the City' s vision for a more vibrant, diverse and successful community will be undermined. and business travel accommodations also make Southfield an ideal location for conventions, conferences and business meetings. • Weak Regional Economy: The economic basis for much of greater Detroit and southeast Michigan have exhibited a pattern of slow economic, market, business and job growth over the past two decades or more. In large part, this slow growth pattern is caused by tht~ longstanding concentration of slowly growing or declining manufacturing industries; most of which still depend heavily on the automotive marketplace. Regional economic development efforts have expanded, and according to the latest annual report of the Economic Development Coalition of Southeast Michigan some progress is being made. In 2007 , the Coalition helped 177 economic development projects create just over 16,000 new jobs and $4 billion in new business investment across the region . Another 9,500 existing jobs were retained through assistance by the Coalition. • First-Tier Suburb Characteristics: The economic and social chailenges facing Southfield are not unfamiliar to America' s other first-tier suburbs, like Beachwood, Cleveland Heights, Shaker Heights, and Lakewood in the Greater Cleveland area. In short, first-tier communities have witnessed many of the same economic and social problems besetting the large central cities on which they border. • Limited Land for Development: A central issue for Southfield, as well as most first-tier suburbs, is a very limited supply of available and developable land for future residential, commercial , office and industrial development. While the City has made considerable efforts in the past to clean-up and recycle its available land supply, much greater attention must be given to this issue, as the plan recommends in Chapter 6 Managing Land Use for the Future. It will be especially important for Southfield to continue planning, improving and developing incentives to existing business areas, such as City Centre, Cornerstone Development Authority District, Northwestern Highway Corridor area, Central Business Park, Bridge Street/Southfield Commerce Center, and American Commerce Centre. • Slipping Community Educational Attainment: For years, Southfield ' s schools were seen as being among the best in the region. While still Southfield stands at an economic crossroads. If the City' s economic base remains on its current slow growth trajectory, business and employment opportunities for residents and the City as a whole will diminish. Southfield will lose stature as a community of choice for resident, office and retail trade development. On the other hand, armed with a strong economic development game plan as part of its new Comprehensive Master Plan, Southfield will be better prepared to weather the economic storm that ravaged both Southeast Michigan and Michigan ' s economies. At present, Southfield still has a chance to give shape to a better economic future for the community and its businesses and residents, but time is running out. The City and its public and private sector economic development partners must work harder and smarter in retaining and expanding existing businesses and jobs, recruiting new job-creating businesses to the City, and accelerating entrepreneurship in new and diverse industry sectors. Examples of these sectors are advanced automation, nanotechnology, advanced medical services, information technology services aimed at established and emerging industries, professional and technical services, and specialty retail trade. Strategic Economic Development Trends The City economic base is currently dominated by the following strategic trends: • Strategic Location: Southfield continues to offer a highly strategic location for businesses and employment within the region. This is an economic development advantage that will continue to work for Southfield for some time in the future. Southfield's central location provides easy access to numerous metro-area arterials freeways and air transportation. Southfield'; central location places it just 20 minutes away from almost every major greater Detroit area destination. The City ' s extensive hotel industry Southfield -7"- --.~ Economic Development 5-9 �City of Southfield Comprehensive Master Plan good in many respects, there has been some slippage in educational outcomes as shifting demographics and other issues have created added pressures for the schools. Southfield must keep its schools strong to ensure that an educated residential workforce exists for the future. Southfield educators must ensure that their graduates possess the essential math, science, writing, reasoning, creative and social skills demanded by employers today. A number of school-business partnerships exist now in the community. These must be maintained, and new ones developed, especially in fast growth career areas like advanced healthcare services, information technology and communications, and business entrepreneurship. ■ ■ ■ Aging Business Real Estate: The City's office building base is aging. Since 1990, only 7 .3 percent of the City's office space was built; 8. 7 percent of its industrial space; 7 .1 percent of its retail space; and 12.4 percent of its shopping center space. These numbers suggest property owners, tenants and the City will need to work closely in the future in improving existing retail, office, and technology/light industrial space, and build new space where existing will not meet future market needs. ■ Weak Retail Sector, Not Aligned to Community Needs in Places: Interviews and Victim of Corporate Restructuring: Many of the business and job losses in Southfield, as well as the surrounding region, have been triggered by corporate restructuring and downsizing and the globalization of the area's once strong manufacturing industries. Fortunately, the City continues to boast a strong corporate base that includes employers like Lear Corporation (world headquarters), Denso International (North American headquarters), BASF, GE, Honda Research and Development America, Eaton Corporation, Sverdrup Technologies, Panasonic Automotive Electronics, Autoliv Electronics, AT&T, Verizon, Sprint, Comcast, IBM, Microsoft, UGS Corporation, Sun Microsystems, and Cisco Systems. Creating a competitive environment for their future growth is a major priority of this plan. ■ office space within the City, Southfield is the home of a large number of corporate and entrepreneurial business office users. Some examples of these companies were listed earlier. The City's office base is its leading economic sector, which makes an important economic contribution directly and indirectly through the jobs and payroll it creates and the taxes it contributes. While some of the City's major office users face major business challenges, most remain strong. Stiff Business/Job Competition: Nearly all Southeast Michigan communities have bolstered their economic development efforts for business retention and expansion, recruitment, and entrepreneurial development. Southfield has an effective economic development effort, but this effort must be expanded in the future to help more businesses, entrepreneurs and job-seekers. A review of economic development efforts in surrounding communities, like Troy, Livonia, Farmington Hills, West Bloomfield, and Novi indicates these communities will give increased attention to developing new office, technology, and retail businesses and jobs. Many of these communities, especially those to the west, are better equipped with available land for future development. Still Strong Office Sector, Despite Some Losses: With over 26 million square feet of (20Uthfi_e ld public meetings point to the need for some realignment and expansion of the City's retail trade base. City residents and employees working in the City point to the need for a wider variety of retail shopping services, including more restaurants, especially higher quality and mid-priced establishments, specialty clothing shops, home furnishing, food and grocery stores, and fitness and wellness related services. Currently, 11-12 percent of the City's business real estate base is retail in nature. Much of this space is located in smaller older shopping strips along the City's major transportation corridors. The future of Northland Mall is a major issue, hopefully an opportunity to strengthen the variety and quality of this retail and consumer services center will become available to residents of the City and region. ■ Neutral to Weakening Economic Image: A positive community image is an important ingredient for economic development. Southfield must give greater attention to building and communicating its business image. At one time, Southfield was well recognized both regionally and nationally as a major thriving office service center. According to interviews and meetings with local and regional business leaders, this image has weakened in some ways as the community has seen a slowing of its Economic Development 5-10 �City of Southfield Comprehensive Master Plan business and residential growth. Southfield is seen as a central place for business, but it is not clear what differentiates Southfield from other community locations in Southeast Michigan. The City's transportation access advantages seem clear enough, but what is less clear is that the City can meet the real estate space needs of employers and that Southfield will not fall prey to the serious social and economic problems besetting other communities in the metro region. An important aspect of Southfield's future business image must be that it can offer quality coupled with affordability. • • • Industrial Sector, Very Small and Growing Slowly: Unlike some of its neighboring communities, Southfield's economic base has never been dominated by manufacturing. Instead, Southfield has relied heavily on its office base as an economic catalyst. It is very unlikely that the City will grow its manufacturing base to any great extent in the future because of the sharp decline in the region's industrial sector and the fact that other Southeast Michigan communities have established themselves already as manufacturing centers. Instead, Southfield's future, beyond office, is technology business related. The City is already off to a good start as a technology center with more than 350 hightechnology, information-technology, and telecommunications firms in Southfield. Need for Greater Business & Industry Diversity: It is clear that increased industry diversification will be important to Southfield's future economic stability. In particular, additional technology sector, entrepreneurial office, research and development and specialty retail businesses will be important to the City attaining its overall economic development goals. While retaining existing corporate office users is vitally important, greater attention must be given to increasing the number and variety of new entrepreneurial businesses. Economic development research by the Kauffman Foundation in Kansas City points to the fact that entrepreneurial businesses that are owned by local residents tend to remain longer in a community than many other types of businesses, such as branches of large office and manufacturing companies. Not Capitalizing Fully on Daytime Worker Dollar: This is a reality for Southfield and many other communities with large daytime populations. Southfield's daytime population is close to 175,000, which points to a large market for desired retail trade and consumer services that currently do not exist in the community. Major office property owners in the community indicate their willingness to work with the City in increasing these types of opportunities. These services must be of the right type and they must be located within an easy walk of the City's major office districts. • Entrepreneurial Sector Weakening: Interviews with local business leaders indicate that the City's entrepreneurial sector is weakening as longstanding locally-owned businesses grow older. While the City has seen some new business starts, it does not appear that these births are growing fast enough. First-tier suburbs like Beachwood, Ohio (located in the Greater Cleveland area) has seen the same trend and is working to combat this by growing new technology related businesses built by local and out of town entrepreneurs. Beachwood is giving major attention to the attraction of Israeli technology startups. The City's large Jewish population is a magnet helping to attract these businesses. Nearly 20 of these startups have landed in the City over the past 4-5 years. Recommendations Taking these important trends i~to account, all signs point to the need for an expanded economic development effort by the City in the future. As discussed in Chapter 2 (Governing Principles, Goals and Recommendations), a multi-faceted action strategy must be adopted by the City. While direct economic development services must be increased, equal attention must be given to sparking economic development through land use, transportation, and housing. Southfield must approach economic development in the future through a more integrated strategy that links planning, zoning, transportation and other City services. In addition, the City must continue to work on strengthening its local business and community partnerships while building even stronger external partnerships with Oakland County, the State of Michigan, various regional economic development groups, and various business associations. The Comprehensive Master Plan can be a powerful tool preparing the City and its partners to strengthen economic development across the City. As a starting Economic Development 5-11 �City of Southfield Comprehensive Master Plan point, the top three economic development goals that should receive the greatest attention: 1. 2. 3. Strengthen the City's major business areas. Help Southfield employers become more competitive. Encourage and assist with local economic diversification. The specific strategies to achieve these goals are identified in Chapter 2. Actions focused on these goals will ensure that Southfield positions itself for not only better immediate economic development opportunities, but longer term initiatives that will foster sufficient job growth, capital investment and revenue generation. These top three goals wilJ provide the City with a stronger foundation for future growth, which is most important. ~uthfielq_ Economic Development 5-12 �City of Southfield Comprehensive Master Plan 6 Managing Land Use for the Future Goals • Create a diversified and balanced mixture of land uses that will support the economic vitality, tax base and livability of the City. • Offer unified , well-organized residential neighborhoods that provide a traditional , livable environment for the City's residents. • Provide for an appropriate amount of commercial , office, and industrial uses, located for convenience and safety, resulting in aesthetic business areas in the City. . Land Use Characteristics Southfield is an urban city that is predominantly developed. In 2005, approximately 4 percent of land in Southfield was undeveloped. Therefore, new development can be expected to occur slowly, with most new development expected to be in the form of redevelopment and infill. Between 1990 and 2000, the City's residential density increased slightly, indicating that new development is occurring at a somewhat higher intensity than in previous stages of Southfield's development. Existing Land Use Table 6-1: Southfield Land Use, 2005 The collection and analysis of existing land use represents one of the most important steps in the Comprehensive Plan update process. The analysis of such information not only identifies what and where particular uses exist, but also provides insight as to where future development might occur, as well as where land use conflicts exist or may develop. Land use planning is the primary tool communities use to correct or avoid land use conflicts and to create sustainable and supportive land use arrangements. Land use conflicts occur when incompatible uses are located adjacent to one another, with various negative short- and long-term impacts. In time, these nuisances can lead to depreciation of both affected properties. Conversely, opportunities for future development that might greatly benefit the general health and welfare of a community can also be identified as part of the same process. Land uses that may be conflicting in proximity may be assets when arranged appropriately. Industrial operations and single-family neighborhoods are a good example of uses that can cause tremendous conflict when located in close proximity but can serve as tremendous assets to a community when located properly. Land Use Acres Agriculture Single-Family Residential Large Lot Medium lot Small Lot/Attached Multiple-Family Residential Low Rise Mid/High Rise Mobile Home Park Commercial/Office Community Commercial Regional Commercial Office Industrial Light Industrial Public/Institutional Recreation/Conservation Transport/Utility/Comm. Extractive Vacant Water Right-of-Way Total Southfield % # 0% 0 40% 6,746 3,465 2,575 706 21% 15% 4% 1,300 8% 7% 1% 0% 12% 3% 3% 6% 2% 1% 8% 5% 1% 0% 4% 0.6% 18% 1,099 200 2,010 560 430 1,020 350 129 1,409 783 231 729 106 3,027 16,819 - Oakland Co. # % 20,359 4% 227,839 39% 13,031 2% 3,520 18,464 1% 3% 17,945 3% 19,683 78,801 6,285 6,091 74,475 35,035 59,018 580,543 3% 14% 1% 1% 13% 6% 10% Source: Oakland County Land Use Program, LSL Planning, Inc. Managing Land Use for the Future 6-1 - �Map 6-1: Existing Land Use Southfield Comprehensive Plan Legend Land Use Residential Single Family (>20,000 sqft) II Single Family (9,000-20,000 sqft) Single Family (<7,500 sqft) II Lathrup Village Multiple Family (Low Rise) Multiple Family (MidiHigh Rise) Commercial/Office Office II Local/Community Commercial Regional Commercial Civic II II Public/Institutional Recreation/Conservation Road Right-of-Way Other II Industrial Light Industrial • Transportation/Utilrty/Communication Water ~ o Vacant 0.5 lllll:::J• :=: 1---0.25 Miles 0 �City of Southfield Comprehensive Master Plan A~ seen in Table 6-1. single-family residential homes comprised the largest portion or land uses in Southfield in 200.S (-W percent). followed by rightsof-way ( 18 percent), commercial and office uses ( 12 percent). multiple-family uses (8 percent) , and public/institutional uses (8 percent) . By comparison, Oakland County was approximately 17 percent undeveloped when com,idering vacant and agricultural lands. ln the County. l:>ingle-family resi<lences comprised approximately 39 percent of the land area, followed by recreation and conservation lands ( 1-1- percent). vacant lands ( 13 percent). and rights-of-way (IO percent). Among the most significant differences in land uses hctween Southfield and Oakland County arc the higher concentration or commercial and office u~cs. transportation rights-of-way, and multiple-family resiliences and the lower concentration of recreation and conservation lands in Southfield. Map 6- l shows the distribution of lan<l uses in Southfiek.l in 1005 . Tabk 6-2 provides definitions of the land use categories used in the map and throughout this Chapter. Agriculture. Agriculture has not hem a significant land use in Southfield in recent decades. Oakland County historical land use data indicates that only -+ acres of Southfield was devoted to agricultural uses in 1966. By 2005. those agricultural lands had disappeared. Single-Family Residential. Single-family residences make up the largest land use in Southfield by a large margin, covering more than twice as many acres as the second largest category. Single-family homes arc fairly evenly distributed thrnughout the community except in the areas northwest or town and along the major thoroughfares where relatively fow singlefamily homes exist. Most ::.ingk-family home~ were constructed in the I %Os and 1970s. These structures have generally Table 6-2: Existing Land Use Categories Agriculture: Land used as cultivated farm land. orchards. or for livestock activity. with or without related farn1 structures. Single-Family: Parceb having three or fewer unit per building in predominately residential use . Large Lot: Single-family residences on parcels larger than 20.000 square feet. Medium Lot: SingJc-family residences on parcels between 9.000 and 20.000 square feel. SmalJ Lot/Attached: Single-family residences on parcels smaller than 9.000 square feet. Multiple-Family: Parcels having four or more units per building in predominately re idcntial use. incluJing apartments. condominiums. row houses, and ten-aces plus any associated streets, service drives. and community area such as yards. clubhouses. anJ pool . Hotels. motcb. campgrounds. and mohile home parks are excluded from this category. Low Rise: Multiple-family structures three stories tall or le~s. Mid/High Rise: Multiple-family structures taller than three ~tories. Commercial/Office: Parcels used for wholesale, retail. office, entertainment, or services, including tho~e uses predominately at street level on multi-functional structure~. plus related contigu )US acce sory uses uc.:h as parking areas and service drive~ . Local/Community Commercial: Parcels with commercial useq not including offices. which primarily serve the local community. Regional Commercial: Parcel - with commercial uses. not including offices. which draw significant user from heyond Southfield. Office: Parcels used prirnarjly for office!:>. including office tower<;. ortice parks. and indi ·idual office building.·. Industrial: Land used predominately for manufacturing or on which matenaJs or article, arc processed or semi-proce scd, hut not retailed, including associated , torage areas, and warehousing. Commercial waste disposal sites. land fill operations, and junk yards are also shown as industrial. Light Industrial: Land used predominantly for wholesale activities. warehouses. and low-intensity industrial operations that have no impact on neighboring parcel · or di tricts. Examples or uses in thi category are warehou es. electronics assembly, small manufacturers, materials packaging, and research laboratories Public/Institutional: Parceb and facilitie~ that are held in the public interest and are usually exempt from real property Laxation plus any s-:rvice drive~ or roads m:-.idc the acLUal parccJ. Examples of this category are churches. educational facilities. governmental nlTiccc;;. hospitals, municipal parking facilities. day care centers, and cemeteries. $.QuthfielQ. Managing Land Use for th e Future 6-2 �- -,---------------Map 6-2: Future Land Use ' t t • Southfield Comprehensive Plan ---rar 1 1n Low-Density Single-Family Single-family homes on lots 20,000 sq. ft. or large r. permits complimentary small scale institutional uses. Moderate-Dens ity S ing le-Fam ily Single-family homes on lots less than 20,000 sq. ft., permits complimentary small scofe institutional uses. Low-Density Multiple-Family Townhouses & multiple-family units, generally under 2 stories. Moderate-Density Multiple-Family Multiple-family units over two stories. Local Mixed-Use r.. 0 E , C'_ity" of Primarily business in nature, mixture of neighborhood commercial service and office with accessory multiple-family uses. ' Lathrup Village Regional Mixed-Use Primarily business in nature, mixture of large scale commercial, service and office with accessory multiple-family uses. Office/Research Corporate and medical offices, research facilities television stations. ' J; Medical/Educational Institutions .r Hospital and college campuses. C ::, Light Industrial O' Wholesale, warehouse and industrial operations with minimal external impacts. c~,;;- E m i l r Industrial 0 i' Wholesale , warehouse and industrial operations. Public Parks and Recreation City owned or operated recreation facilities and open space. Private Parks and Recreation Privately owned or operated recreation facilities and open space. -- ~ 0 Technology Corridor Subarea Concentrated corridor consisting of high -tech office and research , with some support commercial interspersed. City Centre Subarea Mixed-use area that serves as the community meeting place or heart of Southfield. North Southfield Road Subarea Unique area that contains a mixture of multi-cultural retail and services. Cornerstone Development Authority Subarea Regional node for shopping, office, and healthcare services. 0.25 0.5 Miles □ ISL•~'~°''"".:. �City of Southfield Comprehensive Master Plan Recreation/Conservation: Land for which the pnmary purpose i.., for outdoor recreation or natural area conservation. This may include puhlic or private-oVvned parks, outdoor sporting cluhs. golf courses, marinas. campground<.;. or areas for which the primar purpose is preservation and consenation of unde eloped natural areas. Transportation, Utility & Communication: Pared~ that are dedicated entirely to utility or communication facilitie::i. containing above or below-ground utility or communication faci Ii ties. including electric and gas generating plants, tram,mis~ion line::i. booster and transtormer stations. related storage yard~. county drains. detention/retention basins etc. Airports. railroad yards, buildings related to utility and telecommunications companies. waste water treatment planLs. and water worh are included in this category. but road rights-of-wa) or transmission lines and utilities within easements that cross parcels dedicated to another pnmary use i':> not included. Extractive: Parcels that arc primarily useJ for '.->url'acc mining and extraction of materials such as gra\.cl. '.->tone. rnim:rals. ore. soil, or peat. Vacant: Any parcel not included in one ol the above dcfinilions. These include areas nol in a committed primary or accessory use. Vacant lands can be either undeveloped or developed. bul not in active use at the lime or this ~urvey . Water: Areas that are covered by water. Right-Of-Way: Areas thal arc predominately used for vehicular and rail Lransporlation. The:--c areas may also contain pede~trian walkway. utility easements. railroad cro~sings. and/or on-street parking areas. Source: Oal-..lanu County Land Use Program. LSI. Planning. Inc. been developed in subdivisions with curvilinear street patterns and medium lot sizes. Older structures have generally been developed on more grid-like street pallerns and smaller and narrower lots. while newer structures have generally been developed on cul-desacs with large. wide lots. The newest single-family subdivisions have been developed along the City's western boundary along Inkster Road. Multiple-Family Residential. Multiple-family residential land uses include apartments. condominiums. townhouses and nm houses. These land uses comprise approximately l .:t=iO acres or 8 percent or Southfield's h)Lal area. Multiple-family residences arc often developed at significantly higher densities than other land uses and their lanJ consumption is generally low relative lo the numher of housing units. There are two subcategories of multiple-family residences: Low Rise and Mid/High Rise. Low Rise multiple-family parcels make up 7 percent of the City. while mid/high rise parcels make up approximately 1 percent. Mid/high rise parcels, especially apartmenL anJ condominium tower.. can house larger numhers of residents without consuming large parcels of land. As a result, the large number or multiple-family residential units in Southfield is not wc11 reflected by their acreage. Nevertheless, the share of land devoted to multiple-family residential uses is four times greater in Southfield than in Oakland County. Multiple-family residences in Southfield arc largely concentrated around the commercial and office uses. They often help provide buffers between low intensity single-family residential areas and higher intensity commercial and office uses. and can help support the nearby commercial uses. They arc generally accessed from major road thoroughfares. Commercial/Office. As the third largest land use category, commercial and office uses comprise a far larger share of Southfield's land than they do for the County. Commercial and office uses occupy over 2,000 acres of land in Southfield. or 12 percent or the land area. Because these businesses rely on automohile and vehicular access. the commercial and office land uses arc concentrated around the major transportation thoroughfares of M-10, Telegraph Road, and 8 Mile Road. and to a lesser extent along Southfield Road, Lahser Road, Greenfield Road, and portions of IO Mile and 12 Mile Roads. The significant acreage devoted to these land uses ~hows that Southfield is a major employment center for the metro area. Over the next few decades. employment estimates are projected lo grow only slightly before leveling off after 2015. as seen in figure 6-1 (sec next page). This modest growth reflects the largely developed character of the landscape. There are several important employment nodes in Southfield. Many of these were identified in Joel Garreau's 1991 book Edge City. An Edge City is generally described as any secondary city in a major Managing Land Use for the Future 6-3 �City of Southfield Comprehensive Master Plan metropolitan area containing a significant amount of retail and office space and a high enough concentration of jobs that its daytime population is greater than its evening population. Southfield is considered an Edge City, containing more than 26 million square feet of office space, 4 million square feet of retail, with employees from across the metro area commuting to work from other communities. Figure 6-1: Employment Projections 140,000 120,000 - 100,000 --- C: Cl) E > 0 C. E w 80,000 60,000 40,000 - ------ - - -- Industrial. Industrial uses include --------20,000 manufacturing plants and their Q -1--------------------associated warehousing facilities as well 201) "990 2000 2020 2030 2040 as high intensity commercial uses such Source: SEMCOG Regional Forecast as junk yards and waste disposal sites. Southfield has relatively few industrial land uses, comprising approximately 350 acres or 2 percent of the landscape. These uses are provide numerous outdoor recreational opportunities primarily concentrated along 8 Mile road and along to the residents of Southfield and are a significant Telegraph Road, south of 10 Mile. part of the quality of life they enjoy. Light Industrial. Light industrial uses include lowintensity manufacturing, assembly, and packaging of goods, as well as laboratories. Roughly 129 acres of light industrial lands are located in Southfield, making up less than 1% of the total land area. These uses are concentrated along 8 Mile Road, Lahser Road north of 8 Mile Road, and along the Telegraph Road corridor south of 9 Mjle Road. Public/Institutional. Public and institutional land uses are operated in the public interest and are typically exempt from property taxes. These uses include governmental offices, cemeteries, hospitals, educational facilities, and religious organizations. Approximately 1,400 acres (8 percent) in Southfield are devoted to these civic activities. They are well distributed throughout the community, many within residential neighborhoods. The largest public/institutional parcels include the Southfield Municipal Complex, the Lawrence Tech campus, Holy Sepulchre Cemetery, Word of Faith International Christian Center (former Duns Scotus campus), and the Southfield High School campus. Recreation/Conservation. Recreation and conservation land uses include public and private parks, golf courses, and conservation areas. In Southfield, these areas comprise approximately 720 acres or 4 percent of the City. These include the Evergreen and Beech Woods municipal golf courses, Plum Hollow golf course, Bauervic Woods Park, Valley Woods Nature Preserve, and the new Carpenter Lake Nature Preserve. These land uses Transportation, Utility, and Communication. Transportation land uses include state, county, and local road authority facilities as well as transit facilities. Utility land uses include facilities and lands occupied by gas, electric, water and sewer providers. Communication uses include transmission towers and other broadcast and telecommunication facilities and operations. These uses comprise 23 I acres ( I percent) of the land in Southfield. They include the WXYZ, WWJ, and WKBD facilities , the Greyhound Bus terminal, the Oakland County Road Commission yard, the Southeast Oakland Water Authority facilities , and the Detroit Edison hydrogen technology park. Vacant. Vacant land includes those parcels that are not in use and are not an accessory to an adjacent land use, such as a playground or storage yard. This vacant land has not been developed or is not currently in use and is most likely to be the target of future development. At the same time, these lands may be undesirable to developers due to restrictions of wetlands or access. Vacant lands represent approximately 720 acres (4 percent) in Southfield. Water. There are no major lakes in Southfield, so water bodies do not comprise a large portion of the landscape. Water makes up approximately 110 acres of Southfield. Several key waterways, including the Rouge River and its tributaries - Franklin Branch, Pebble Creek, and Evans Creek - flow through the City. Managing land Use for the Future 6-4 �City of Southfield Comprehensive Master Plan Right-of-Way. Transportation rights-of-way are lands owned by public and private transportation organizations for road corridors. Rights-of-way are required for on-street parking, turning lanes, future roadway expansions, highway shoulders, utilities, sidewalks and pathways. They are the second largest land use in Southfield, encompassing over 3,000 acres (18 %). They are only the fourth largest land use in Oakland County, covering 10% of the landscape. The large portion of land devoted to transportation rights-of-way are clearly visible in the land use map, particularly the large areas devoted to Southfield ' s many freeways and interchanges. Land Use Comparison Distribution of land uses in Southfield can be understood further by comparison to the distribution in similar sized cities in the area. The Oakland County cities of Farmington Hills, Troy, Novi, and Pontiac were selected for comparison based on the similarity of their population and land area. Table 62 shows the population, total acreage, and distribution of land uses for Southfield and each of the comparison cities. recreation/conservation land and industrial uses. Determining Factors Southfield has a number of opportunities and limitations that will influence future development. Positive influences on growth include excellent access from I-696, M-10 and Telegraph Road, as well as abundant employment opportunities. While the accessibility and high traffic volumes are a draw for commercial uses, other areas need to maintain a quiet residential setting. The future land use plan should guide the future development pattern of the community into a logical arrangement which maintains the character of Southfield, provides for economic development and ensures adequate services and land for a11 types of lawful land uses where there is a public need and a suitable location(s) in the City. The factors involved in determining future land use include: ■ ■ ■ Southfield stands out most significantly from its neighbors in the share of its land in multiple-family and office/commercial use. It has the highest share in both land uses. This is consistent with the view of Southfield as an employment and population center. Southfield has the smallest share of water, ■ ■ • Consistency with existing land use patterns. Relationship to uses in surrounding communities to ensure compatibility at city boundaries. Reduction in incompatible land use relationships. Creation of suitable land use transitions through intermediary uses like office between singlefamily and larger scale commercial uses. Suitability of the site for different land uses in terms of site size, features and adjacent uses. Maintenance of aesthetic qualities that contribute Table 6-2: Land Use Comparison, 2005 Population 2005 Acreage Agriculture Single-Family Multi-Family Mobile Home Office/Commercial Industrial/Light Industrial Public/Institutional Recreation/Conservation Transp/Util/Comm Extractive Vacant Water Rights-of-Way Southfield 76,818 16,819 0.0% 40.1% 7.7 % 0.0% 11 .9% 2.9% 8.4% 4.7% 1.4% 0.0% 4.2% 0.6% 18.0% Farmington Hills 80,223 21 ,309 0.0% 44.1% 7. 1% 0.2% 6.1% 4.1 % 5.8% 9.6% 0.4% 0.0% 4.1 % 1.1 % 17.4% Troy 81 , 168 21 ,524 0.0% 42.2% 3.7% 0.2% 9.7 % 7.5% 6.3% 5.9% 1.6% 0.0% 4.6% 1.2% 17.0% Novi 53, 115 20,019 0.5 % 24.6% 5.3% 1.5 % 7.7% 5.2% 4.0% 11.7% 1.6% 0.4% 18.7% 5.8% 12.8% Pontiac 67,331 12,98 3 0.0% 24.1% 4.1% 0.5% 6.1% 12.5% 9.9% 5.7% 3.1% 0.0% 14.4% 2.5% 17.1% Sources: US Census Bureau Population Estimates, Oakland County Land Use Program ~uttlfield. Managing Land Use for the Future 6-5 �City of Southfield Comprehensive Master Plan • • • • • • to the community character and quality of Jife. Existing p1anning policies and zoning regulations. Availability of infrastructure including utilities, roads and community facilities. Average daily traffic volumes on adjacent streets. Preservation of natura] features and consideration of the effects of development on the environment. Market conditions for various land uses. Goals of the Plan that express the community character desired by residents. the desired design and access. • • • • Future Land Use Plan Southfield' s future land use plan establishes land use categories, illustrates the location of planned land uses and provides strategies for implementation. This section also provides a rationale for the placement of preferred land uses and the intensity of those uses. The p]an serves as the primary policy guide for future land use decisions, investment in public improvements and coordination of public improvements and private development, recognizing that new situations and opportunities that cannot be foreseen may arise. The p1an presents an idealized future indicated by the growth patterns in the City. The plan, however, also provides practical guidance for local decision-makers regarding current issues. The recommendations in this p]an are designed to be flexible , provided that they support the overal1 governing principles and goals of this plan. Deviations from and changes to the future land use plan should be carefully considered to ensure that consistency with the governing principles and goals of this plan is maintained when making decisions on planning and development matters. Development trends and the character of specific areas may change over time and deviations from the future land use plan may be appropriate where the deviation is not contrary to the governing principles and goals of this plan. A listing of the future land use categories as illustrated on Map 6-2: Future Land Use and a brief summary of each category is listed below, followed by a more detailed description of the location, objective, land uses, and general character description for each category. Descriptions of four more .sp~cific subareas follow the land use category descnpt10ns. These subareas identified during the process warrant a greater level of flexibility in future land uses and a higher level of guidelines detailing ~ uthfield. • • • • • • • • • • • • Low Density Single-Family Residential. Single-family homes on lots 20,000 sq. ft. or larger, permit complimentary small scale institutional uses . Moderate Density Single-Family Residential. Single-family homes on lots less than 20,000 sq . ft. , permit complimentary small scale institutional uses. Low Density Multiple-Family Residential. Townhouses and multiple-family units, generally under 2 stories. Moderate Density Multiple-Family Residential. Multiple-family units over 2 stories. Local Mixed-Use. Primarily business in nature, mixture of neighborhood commercial, service and office with accessory multiple-family uses. Regional Mixed-Use. Primarily business in nature, mixture of large scale commercial, service and office with accessory multiple-family uses. Office/Research. Corporate and medical offices, research facilities, TV stations. Educational/Medical Institutions. Regional college or hospital campuses. Light Industrial. Wholesale, warehouse and industrial operations with minimal external impacts. Industrial. Wholesale, warehouse and industrial operations. Public Parks and Recreation. City owned or operated recreation facilities and open space. Private Parks and Recreation. Privately owned or operated recreation facilities and open space. Technology Corridor Subarea. Concentrated corridor consisting of high-tech office and research. City Centre Subarea. Mixed-use area that serves as the community meeting place or heart of Southfield. North Southfield Road Subarea. Unique area that contains a mixture of multi-cultural retail and services. Cornerstone Development Authority Subarea . Regional shopping and medical office destination. Managing Land Use for the Future 6-6 �City of Southfield Comprehensive Master Plan Low Density Single-Family Residential Single-family homes on lots 20,000 square feet or larger Location. Primarily located in the southwest portion of the City, west of Telegraph Road, south of 11 Mile Road. Pockets also exist between 9 Mile and 10 Mile just east of Telegraph, south of 13 Mile Road between Southfield and Greenfield Roads, and in the neighborhoods surrounding the 12 Mile and Telegraph intersection. Objective. Low Density Single-Family Residential in Southfield should protect the vitality of existing, high-quality neighborhoods. Areas located on natura1ly constrained lands should promote use of an open space cJustered design to allow a reasonable number of homes while preserving the area' s natural resources and creating high-quality neighborhoods. Land Use. This designation is intended to accommodate single-family homes on lots that are half an acre or larger and roughly corresponds with the R-E zoning district. Where natural features constrain the buildable area of a development, clustered development with permanently dedicated open space should be encouraged to preserve Southfield's natural resources. Accessory and support uses such as small to moderate sized churches, parks and schools may be considered, provided they do not disrupt the character of the neighborhoods. Such uses should be considered special land uses within the single-family districts to ensure compatibility. Southfield --;:7'" - - Home occupations in neighborhoods have been an item of discussion in the City. Southfield currently does not allow home occupations, a profession carried on by an occupant of a dwelling as a secondary use which is subservient to the main residential use. Today's business climate lends itself to people working out of their homes, and most communities accommodate it, with some parameters to ensure the residential nature of the neighborhood is protected. Regulations should be considered that permit small scale home occupations provided they do not physically alter the appearance of the dwelling, do not increase traffic volume and do not require additional parking. General Character Description. To protect the vitality and character of the existing Low Density Single-family Residential neighborhoods in the City, development in these areas should continue to follow the traditional neighborhood design principles that currently prevail in these areas. Infill and redevelopment in existing neighborhoods must be compatible with the surrounding environment, including massing, size, spacing and architectural styles that are compatible with the surrounding established residential neighborhoods. Street design in new developments should include an interconnected street system, sidewalks, street trees and adequate lighting. Managing Land Use for the Future 6-7 · �City of Southfield Comprehensive Master Plan A unique low density single-family area is found on Farmbrook Road, north of 12 Mile Road between Franklin and Telegraph Roads . This area has a distinct rural character and potential geological issues that need to be considered during any potential redevelopment. While the density may be increased slightly, homes in this areas should still fall within the low density category and take advantage of the unique water features. The design of Farmbrook Road shall retain its open and rural character. Any redevelopment options should consider clustering the development to retain open space. Managing Land Use for the Future 6-8 �City of Southfield Comprehensive Master Plan Moderate Density Single-Family Residential Single-family homes on lots less than 20,000 ~quare feet Location. The majority of the residential neighborhoods within Southfield fall into this category. Objective. Moderate Density Single-Family Residential development contributes to the goal of providing a larger variety of single-family housing types and price ranges to accommodate residents in all stages of life. This variety should include residential development designed to attract young professionals from other areas to begin and grow their careers. Furthermore, the higher density singlefamily residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. Land Use. This designation is intended to accommodate single-family residential development on lots that are smaller than half an acre. Lot sizes can range from 7,500 square feet up to 20,000 square feet and corresponds generally with the R-A and R-1 through R-4 zoning districts. Accessory and support uses such as small to moderate sized churches, parks and schools may be considered, provided they do not disrupt the character of established neighborhoods. Such uses should be considered special land uses to ensure compatibility. Home occupations should also be explored, as discussed in the Low Density SingleFamily Residential category discussed on the previous page. Southfield ' - ~----;-- General Character Description. To protect the vitality of the existing Moderate Density Singlefamily Residential neighborhoods in the City, development in these areas should continue to follow the traditional neighborhood design principles that currently prevail in these neighborhoods. Infill and redevelopment must be compatible with the surrounding environment, including the massing, size, spacing and architectural styles that are compatible with the surrounding established residential neighborhoods. Street design in new developments should include an interconnected street system, sidewalks, street trees and adequate lighting. These neighborhoods face many challenges as the lots are often smaller than desired for modem home expansions or new development. Future reinvestment in these neighborhoods will need to provide spacing between homes adequate for emergency service, while maintaining the traditional neighborhood design principles that currently prevail. Managing Land Use for the Future 6-9 �City of Southfield Comprehensive Master Plan One unique area shown for moderate density singlefamily development is along 9 Mile Road, just west of Telegraph Road. In the midst of this residential area are several farm markets. Through the years, these markets have become part of the neighborhood ambiance. The Plan suggests the existing markets should be encouraged to remain, and that minor expansions to the uses would be considered with corresponding improvements to the site to improve appearance and access once conditional zoning is approved. Currently the markets are nonconforming, meaning the land is zoned residential so no other business use is permitted. If the current uses cease, any redevelopment should be residential. Another area that requires additional discussion is the eastern frontage on Evergreen Road between 9 Mile and 10 Mile Roads. Located across the street from the Word of Faith Christian Center and accessed off of a busy north-south arterial in the City, uses other than single-family residential may be appropriate if well designed. Small scale office and multiplefamily uses may be considered along this stretch if the buildings are designed with a residential appearance and are well buffered from the established neighborhood to the east. ~ 11thfield. "' Managing Land Use for the Future 6- 1O �City of Southfield Comprehensive Master Plan Low Density Multiple-Family Residential Townhouses and multiple-family units, generally under two stories Location. Scattered throughout Southfield, Low Density Multiple-family Residential uses are usually found on major roads and abutting non-residential areas. Objective. Low Density Multiple-Family Residential is intended for residential land uses at a higher intensity, or density, than the single-family areas, with the objective to promote a mixture of housing opportunities throughout the City. Multiplefamily residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. The Low Density Multiple-Family Residential designation offers home ownership possibilities not typical of higher density multiple-family areas. This designation also works well as a transitional use by buffering lower intensity single-family uses from higher intensity commercial uses and roadways with higher traffic volumes. Land Use. Intended land uses within Low Density Multiple-Family Residential areas include attached single-family buildings, duplexes or low density multiple-family developments. This includes townhouses, attached condominiums, apartments and senior housing developments under two stories. The expected density range of this classification is up to 30 units per acre and corresponds with the R-T and R-M zoning districts. General Character Description. Low Density Multiple-family Residential development should include high-quality design that emphasizes pedestrian connections with surrounding uses, provides alternative housing options, and act as a buffer between single-family neighborhoods and higher intensity uses. Future development under this designation should be designed to maintain a neighborhood scale and character so as to limit potential adverse impacts to adjacent single-family areas. New development should possess innovative design elements that are consistent with the residential character of the City such as ranch-style units or stacked condominiums with individual entrances that are more common in owner-occupied units. Some areas will be appropriate for cluster development in order to protect open space and preserve key natural features while still permitting adequate density. The area on the east side of Berg Road north of 8 Mile Road is an example of a site that is suggested for cluster development. Managing Land Use for the Future 6-11 �City of Southfield Comprehensive Master Plan Moderate Density Multiple-Family Residential Multiple-family units over two stories Location. Moderate Density Multiple-Family Residential areas are generally located on major roads such as along Telegraph and Greenfield Roads, Northwestern Highway, or near activity nodes such as Northland Mall and Providence Hospital. Objective. Moderate Density Multiple-Family Residential development in Southfield contributes to the goal of providing a wide variety of housing types and price ranges to accommodate residents of all lifestyles. Multiple-family development provides living options with pedestrian connections to nearby commercial, institutional, and civic uses. They provide both affordable housing in the City and homes for those seeking low and no maintenance ownership opportunities. These developments may also cater to the growing older age segments of the population. General Character Description. Moderate Density Multiple-Family Residential development should possess innovative design elements that are consistent with the character of the City. The design of the multiple-family buildings should complement adjacent single-family neighborhoods, but may feature buildings with first-floor communal entrances that emphasize pedestrian connections with nearby shopping and transportation opportunities. Careful site and building design is needed for these uses to ensure resident safety. Use of Crime Prevention through Environmental Design (CPED) techniques are recommended for sites within this designation. Land Use. Permitted land uses within Moderate Density Multiple-Family Residential areas include a variety of multiple-family developments, with a focus on apartment or loft complexes, and senior housing over two stories in height. The expected density range of this classification is from 30 to 60 units per acre and corresponds with the RMM and RMU zoning districts. Managing Land Use for the Future 6-12 �City of Southfield Comprehensive Master Plan Local Mixed-Use Primarily business in nature, mixture of neighborhood commercial, service and office with accessory multiple-family uses Location. Local Mixed-Use nodes are found strategically throughout the City. Primarily located at intersections of Mile Roads and corresponding north/south arterials, Local Mixed-Use areas are also found along many of the Mile Roads, Greenfield, Southfield, and Lahser Roads. Objective. Local Mixed-Use areas provide convenient and easily accessible businesses and services, along with alternative housing options in a concentrated area. These nodes of activity are intended to include uses that support nearby residential neighborhoods without adversely impacting the residents. The localized, neighborhood configuration of these nodes promote local trips and walkability. Land Use. Uses within Local Mixed-Use areas include a mixture of residential and non-residential uses, both vertically and horizontally. This includes live/work units, upper story residential units, attached townhouses, multiple-family buildings, small-scale retail establishments of less than 20,000 square feet, personal service businesses, restaurants and offices. Businesses considered appropriate should conveniently serve the immediate neighborhoods, within a one-and-a-half-mile radius. General Character Description. With a stronger focus on building form rather than land use, sites within the Local Mixed-Use designation should be integrated into surrounding neighborhoods. This can ~outhfi~-9. be accomplished through traditional design elements that replicate the character of adjacent neighborhoods, promote walkability within the area, and provide shared access whenever possible. Redevelopment should focus on requiring consistent site upgrades as development occurs, including improved site design, access management, building facades and landscaping. Generally, parking areas should be in the rear or side rather than in the front of the building. The scale and size of the developments in these areas should be limited to promote a pedestrian scale environment, minimize traffic impacts and be compatible with adjacent neighborhoods. In addition, adequate buffering shall be provided to minimize noise and light impacts on the residential neighborhoods. A couple of sites exist on Franklin Road, just west of Telegraph that are currently used as single-family homes. Redevelopment of this area should consider low intensity mixed use residential and office, with limited commercial uses. Any redevelopment of these sites will require deep buffers and residential design to be consistent with the neighborhood to its west. Managing Land Use for the Future 6-13 �City of Southfield Comprehensive Master Plan Location. Regional Mixed-Use centers are located around existing nodes of activity at Northland Mall, certain sections of 8 Mile Road, along Northwestern Highway and Telegraph north of I-696. Objective. Regional Mixed-Use uses tend to cater to automobile traffic from a broader market area and provide a wide variety of businesses and services to residents, employees and visitors to the metro Detroit region. These regional nodes of activity are intended to include uses that support residential neighborhoods without adversely impacting the residents. Land Use. Uses within Regional Mixed-Use areas promote a mixture of residential and non-residential uses, both vertically and horizontally. This includes live/work units, apartment complexes, senior housing, a variety of large and small scale retail establishments, personal service businesses, restaurants and offices. These areas may contain hotels, movie theaters, drive-through restaurants and dealerships as well. The larger scale of these areas will require a large amount of floor space and parking, as they cater to a regional market. Southfield --.~ ;;;;;,- General Character Description. Similar to the Local Mixed-Use designation, the focus in the Regional Mixed-Use designation is not particularly on use but on form and layout of the site. Since much of these areas are already developed, the challenge will be in encouraging redevelopment and consistently requiring site upgrades as development occurs. These upgrades include improved site design, access management strategies to improve traffic circulation both in the roadway and between businesses, higher quality and diversified building facades, sustainable landscaping, etc. New development should be of unique design, placement, and architecture, with a mixture of uses to strengthen these existing regional nodes. An existing singlefamily residential node exists on the north side of 12 Mile Road just east of Inkster Road. While the lots near 12 Mile should remain, the north end of this subdivision could be identified for expansion of either multiple-family condos to the west or as office and retail uses along Northwestern Highway. Managing Land Use for the Future 6-14 �City of Southfield Comprehensive Master Plan Office/Research Corporate and medical offices, research facilities. TV stations Location. Office/Research uses are focused along the service drives to 1-696 and M- 10 and within the American Commerce Center on 11 Mile Road. Objective. Office/Research uses are important to the City as they diversify the tax base, balance traffic flow associated with residential/commercial uses, and provide employment opportunities. Land Use. Representative uses include corporate headquarters, research facilities and centers, technology or pilot testing facilities, micro-electronic and biotechnology uses, and certain industrial operations such as pharmaceutical production that are compatible with others uses envisioned within the designation along with a limited amount of commercial uses such as hotels and restaurants. General Character Description. While the definition of Office/Research is somewhat broad, the intent is to concentrate certain compatible uses in a planned, campus-like setting with more extensive landscaping, higher quality architecture and more site amenities than typically found in general industrial areas. Outdoor storage of materials and equipment is limited, with screening required where it is to occur. Ancillary commercial uses should only be permitted if the following criteria could be met: • • • The amount of commercial will not materiaily erode or diminish the property available for the Office/Research uses. The commercial uses would include those to serve both nearby residents and employees and visitors to the Office/Research uses. Traffic impacts should be addressed, as commercial uses tend to generate more traffic than Office/Research uses. Managing Land Use for the Future 6-15 �City of Southfield Comprehensive Master Plan Location. Educational/Medical Institutions include the existing facilities and planned expansion areas around Lawrence Technological University at the Lodge Freeway and IO Mile, Oakland County Community College and Providence Hospita], both located off of 9 Mile in the City's southeast comer. General Character Description. These campuses are park-like settings with integrated site design and access. Future expansion of these facilities should be consistent with the existing campus, respect surrounding land uses, and provide a balanced mixture of uses that minimizes off-site impacts. Objective. These institutions provide local choices for high quality medical and educational opportunities located within the city of Southfield. In addition, they serve as a regional draw for people to come to the City, thereby enhancing the City's local economy. Expansion plans for Lawrence Technological University should be encouraged by the City and should be directed towards the area immediately to the west of the existing campus. Land Use. This category includes regional college and hospital campuses with a complementary mixture of uses. Included in this category are Lawrence Technological University, Oakland County Community Co11ege, Providence Hospital and related offices, residences, and other ancillary uses. Managing Land Use for the Future 6-16 �City of Southfield Comprehensive Master Plan Light Industrial Wholesale, warehouse and industrial operations with minimal external impacts Location. Light Industrial areas are focused in the southern portion of the City, off of 8 Mile Road, at Lahser Road and a small portion on East Street. Objective. Light Industrial is in tended for a variety of lower intensity industrial operations, such as light manufacturing, and assembly, research, and technology and industrial offices. Light Industrial developments are an important source of employment and tax base, and have significantly less impact on surrounding areas than Industrial uses. General Character Description. Redevelopment of Light Industrial areas should include improved site design, access management tools, attractive building facades and significant landscaping to establish a park-like setting. Similarly, new development should take the form of a design-controlled, industrial/ research park, with integrated site planning. The planned industrial centers provide an environment for a mix of office, commercial, light industrial, and research uses within a contro11ed environment. External nuisances, such as noise and odors, should be minimized through design and activity restrictions. Land Use. Appropriate uses for the Light Industrial district include high-tech industries, research laboratories, light assembly operations and corporate offices. Commercial uses that support industrial activities are encouraged in these areas. Heavy, smokestack industries and large warehouse operations dependent on heavy trucking or rail are not intended for this district. Managing Land Use for the Future 6-17 �City of Southfield Comprehensive Master Plan Location. Industrial areas are limited to three distinct areas located off of 8 Mile Road. Objective. Due to the City's access to major transportation routes, industrial uses could play an important role in the economy of the City. While such uses are desirable in terms of tax base and job creation, they must be located appropriately so as to limit adverse impacts to lower intensity uses. Land Use. Appropriate uses for the Industrial district include high-tech industries, research laboratories, light assembly operations and corporate offices. Commercial uses that support industrial activities and provide complementary services are encouraged along major arterial roads. Heavy, smokestack industries and large warehouse operations dependent on heavy trucking or rail are not intended for this district. General Character Description. Areas with Industrial designations require special planning and site design. The operation of these uses may involve heavy truck traffic, outdoor storage, rail access, odors and noise. As with the Light Industrial designation, site design, appearance and buffering are important to ensure that such impacts are limited, especially where they abut residential land uses. Development and redevelopment of these areas should concentrate on minimizing impacts by screening outdoor storage areas and facing overhead doors away from the street or neighboring residential areas so that loading and unloading activities are not visible. Managing Land Use for the Future 6-18 �City of Southfield Comprehensive Master Plan Location. Public Parks and Recreation uses are located throughout Southfield, strategically located to best serve City residents. Objective. Public Parks and Recreation facilities in the City are intended to provide a wide variety of high quality park facilities in locations that are convenient for residents and visitors alike. The City has a separate Parks and Recreation Plan, which more specifically discusses the existing and planned facilitie and outlines goals and objectives for maintaining the City' s Parks system. Land Use. Land uses included in the Public Parks and Recreation category are City-owned or operated recreation facilitie uch as sports field , golf courses playgrounds, pathways and nature trail . picnic areas, and open pace areas. A mixture of pas ive and active recreation is encouraged. General Character Description. Preservation of open space and the availability of recreation facilities are extremely important to City residents. This promotes a higher quality of life and increases the desirability of the City. Parks should continue to be integrated into the City's neighborhoods to create a unified system. The sizes of the spaces should vary depending on their function. eighborhood parks and open space areas should be less than two acres in size and areas serving the community should be upwards of five acres in size. Parks and open spaces should offer opportunities for recreation, picnicking and relaxing. Pedestrian accessibility should be accomplished through sidewalk connections to the neighborhood and pathways throughout the site . Vacant or underutilized ite and sites with significant natural features that are located next to existing parks hould be explored by the City for opportunities for park expansion and to develop a cohesive open pace system. Managing Land Use for the Future 6-19 �City of Southfield Comprehensive Master Plan Location. Private Parks and Recreation uses include existing privately owned facilities including the Plum Hollow Golf Club on the corner of 9 Mile and Lahser Road and the Cranbrook Swim Club on Evergreen Road south of 13 Mile Road. Objective. Private Parks and Recreation facilities in the City provide recreation opportunities that complement those provided by the Parks and Recreation Department and provide residents with greater choices to meet their recreation needs. Land Use. Land uses included in the Private Parks and Recreational category are private recreation facilities such as golf courses, private clubs, athletic fields, and indoor sports facilities. General Character Description. New privately owned recreation facilities should be located so as to be easily accessible to residents and visitors alike, without negative impacts to residential neighborhoods including increased traffic and sound and light pollution. Pedestrian accessibility should be included in the design through sidewalk connections and pathways throughout the sites. If redevelopment of the existing facilities were to occur, the City should evaluate the most desirable reuse of the land that would create the least disturbance to surrounding residential neighborhoods. Managing Land Use for the Future 6-20 �-T-ech~-ology Corridor Subarea ,' -':,;',;'/~~l~,-,: =··:·-·· _,,,_ Concentrated corridor consisting of high-tech office and r:esearch . _ •- . , .~:. _-. ' : • -~~~-~;~~f~~-?1?0~?~~~?)_: :' · . . - ·: >i..~ .: ,._ _ ~ , ;· ,- ·. •• - ; t~.• _;,:~;~~;;~<~ -~--ki.,-~, - . ,;, -~~-~• . :·? ·c·_-:-~~~;~l~' , · · _ ___._....·.-._. ~=-- __ ,-,-'<a••-.:~~~---.;-_"_:-,·_-::-_:---~-~-:\!: . !_,~·;.,=><--~•:~ •.. -~ ;~ ..:·.~~..C. · ... -:_~,·~- :• - ',._. :-_. }{_, :r~~t:~ Location Telegraph Road frontage between 8 Mile Road and I-696, including some southern parcels near 8 Mile Road . Regional Context Telegraph Road (M-24) is one of the major north/south arterials within metropolitan Detroit, connecting 1-94, I-696 and M-59. Spanning over 70 miles from Pontiac, Michigan to Toledo, Ohio ; Telegraph Road travels through numerous, urban, suburban and rural communities and varies significantly in its form throughout its length. Within the city of Southfield, Telegraph Road is a six to eight lane road divided by a wide landscaped median. While much of the frontage on Telegraph is developed, potential exists for future redevelopment and intensification of uses along the corridor. As a result, this corridor was identified as a subarea to guide future investment in the corridor. Objectives • Create a more clustered technology/research & development land use pattern in strategic locations to concentrate activity along this established corridor. • Redevelop vacant and underutilized sites and buildings to uses that complement existing businesses. • Use access management standards to reduce the number of access points, reduce crash potential and improve traffic flow. Shared access systems should also be considered in some cases. • Work with the Michigan Department of Transportation to upgrade the aesthetic appearance and operation of Telegraph Road through median and streetscape improvements. • Encourage more pedestrian activity among sites. • Foster a healthy foundation of commerce, technology/research & development/light industrial businesses and link to higher education institutions found in Southfield (i.e. Lawrence Technological University along Civic Center Drive). • Implement a Special Assessment District (SAD) to provide corridor-wide enhancements and promotion, with specific emphasis on the unique, innovative or cutting-edge users found in the area or a Corridor Improvement Authority to implement and manage private and public improvements/enhancements in the area. • Use sustainable design practices when new and infill deve]opment occurs. • Continue to enhance the Rouge Green Corridor located in the north and south end of the Telegraph Road corridor. • Promote the use of green design principles in building and site design and encourage the development of LEED certified buildings. Land Use The emphasis within this subarea is primarily Office/Research and Technology uses with secondary Regional Mixed-Use retail, services and residential that will attract residents, workers, and visitors from a large service area beyond the boundaries of the City. The intent is to create a concentrated employment center that will complement surrounding existing and planned land uses in this area of the City. Existing commercial uses and R&D uses are interspersed along this corridor and additiona] commercial uses are planned to complement the Office/Research and Technology and serve expressway travelers, workers, and neighborhoods. A diversity of commercial uses is imperative to ensure that this market area is properly served. Limits should be placed on the number of certain uses, such as hotels and automobile service uses, to maintain the necessary variety of businesses. ~uthfiel9_ Managing Land Use for the Future 6-21 �- I City of Southfield Comprehensive Master Plan Technology Corridor Subarea Recommendations Circulation ■ Adopt access management policies to ensure appropriate spacing of driveways that front onto Telegraph Road. Where appropriate, shared access systems should be provided. • Coordinate work efforts with MDOT and Road Commission for Oakland County to obtain grants for roadway-related improvements. Work with MDOT and Road Commission for Oakland County to coordinate and improve timing of traffic lights along Telegraph. Encourage roadway projects by private developers through coordination with MDOT and Road Commission for Oakland County. ■ Incorporate safety/security design techniques for all public places to ensure employees are provided with adequate open spaces. ■ Create a safe system of walkways linking buildings and parking areas to the public sidewalk system. Enhance existing pedestrian and bicycle systems along the Corridor by closing any gaps in the sidewalk system, or installing wider pathways at transit stops or where high pedestrian activity is expected. Coordinate with SMART to add quality bus stops and shelters along the Telegraph Road Corridor and to identify any regional connections needed to help move employees from home to work. ■ Work with area employers, if necessary, to help stagger business hours and work shifts to distribute traffic throughout the day. Technology Corridor Subarea Implement3ition ■ ■ Work with other communities, Oakland County and individuals with vested interest in the commercial success of the Telegraph Road corridor to ensure sufficient funding for marketing. Project the image/brand of the corridor as a safe and exciting place for business. Implementation • Investigate the creation of a Special Assessment District (SAD), similar to the SAD in the area of Telegraph Road and 12 Mile Road, to provide corridor-wide enhancements and promotion, with specific emphasis on the unique, innovative or cutting-edge users found in the area. • Consider the establishment of a Corridor Improvement Authority to stimulate and support private investment to implement needed roadway, landscape and streetscape improvements. Aesthetic Enhancements ■ Buildings should be oriented in a manner that enhances views of the Rouge River and other natural features such as wetlands and woodlands . ■ Screen surface parking from view through the use of trees, shrubs, hedges or berms . ■ Require overhead doors or loading areas to be located so they are not visible from Telegraph Road. ■ Provide intensive frontage landscaping and plantings to provide continuous visual connection along the corridor. • Enhance the image of Telegraph Road through directional signage, City welcome signs, public art, and landscaping at 8 Mile Road and the I-696 embankments. Through consistent code enforcement efforts, encourage a high degree of continued site and landscape maintenance. Where feasible, place utility lines underground or in rear yards to improve visual qualities. ■ Economic Development • Establish partnerships between the public and private sector to assess employment trends and determine educational and training needs that will help generate additional employment opportunities for the Southfield community and the metro Detroit region. • Capitalize on the potential synergy created by directing like employers or compatible industries in proximity to each other. • Identify and improve needed technological improvements including high-speed and wireless Internet services. • Create strategic investment opportunities that will increase tax base, and generate additional revenues to finance actions, which support the Plan's goals. • Identify and coordinate with property owners in areas designated for potential redevelopment projects to assess their willingness to participate on those projects. Marketing • Promote the corridor as a regional employment center and target innovative or high-technology employers seeking a supporting environment. iolJthfielcJ. Managing Land Use for the Future 6-22 �City of Southfield Comprehensive Master Plan City Centre Subarea , '.\lixcd-usc area that serves as the communitJ meeting place or heart of Southfield I Location The City of Southfield Civic Center and the areas generally bounded by 1-696, the Lodge Expressway and Evergreen Road. Introduction The City Centre subarea plan defines a vision and describes expectations for the City Centre and Southfield ' s municipal complex, and its neighborhoods and institutions surrounding these two dynamic centers. The City Centre has always been a source of interest from developers and potential investors; however, during the Comprehensive Master Plan process, serious interest seems to have intensified. It is apparent that the City and its City Centre Advisory Board ' s commitment and strength of Board members have generated that interest, and the City will now have an effective tool for funneling and directing that interest and energy. The purpose of the subarea plan is to establish a framework of objectives and recommendations that will help guide the transformation of the City Centre into a pedestrian-oriented, mixed-use district and create a more meaningful and memorable place that adds to the identity and quality of life in Southfield. City Centre Subarea Goal Create a daytime, evening and weekend activity center that is easily identifiable, pedestrian-oriented, and incorporates a mix of uses and activities. Objectives Create a daytime, evening, and weekend activity center that is easily identifiable, pedestrian-oriented , and incorporates a mix of uses and activities. • Provide an environment conducive to and support of living, working, shopping and entertainment. • Accommodate a variety of densities and scales of development that are sensitive to existing development and its context and the demands of the marketplace. • Enhance roadways, which improves the Subarea's visibility and accessibility. • Provide improved connections from Lawrence Technological University to the City Centre. • Make the City Centre a unique, high amenity destination for local and regional customers. • Establish form-based code requirements that will assist in defining Southfield' s City Centre. • Provide sufficient parking for new mixed-use development and visitors to the City Centre. ., Graphic prepared by Rosetti .l Graphic prepared by Rosetti Issues and Opportunities . C d . . . . 1· . continue to be the location for c . . . R d' I . d th l t' Th e C ity entre nee s to provide local services and convenient shopping afford opportunities for recreallon and socia izmg, • t b . . ommurnty-wide events and celebrations and proJ·ect a strona sense of place. ea I Y recognize as e oca IOn . 1· . . , . . To conunue o ea thnvmg Ct C th . . o . 1 d .th. lki o 1 h 1 w ere peop e enJoy pub ic hfe, the Cny Centre will play a significant role in the image and identity of the entire community. . • or . Y entre ere needs to be a significant presence of worker and resident population ocate w, m easy wa nb . · •• . . nd 1n caies re staurants will st h th . · . ·ct d k t l b d1st ance, creating a cntical popuJation density not only in the daytime but also in the evening. Seeing people on the streets a . . The c· C rengt en e appeal of the City Centre. While a City Centre that is enJoyed by resi ents an wor ers mus a so e · · · Th ' 'd and v1s1cors. ny entre should b b ·1 h . . · · f J ttr O a active to visitors. ere needs to be a balance of local identity with a dynamic destination that benefits both rest ents e ui ton t e local cultural qualities of the City, thus establishing a d1stmctne sense Pace. ~ outhfield_ Managing Land Use for the Future 6-23 �City of Southfield Comprehensive Master Plan I City Centre Subarea Recommendations Parking areas should be located in the rear of properties, where service drive access is available. Land Use The type, range and intensity of activity are at the core of life within the City Centre and its successfulness as a place that is attractive and meets the needs of residents. The City Centre emphasizes new residential uses, strengthens existing offices and can provide new mixed-use, cultural, recreational and civic uses. Provide a diversity of retail, office, residential and civic land uses that complements existing development and establishes the City Centre as a major center of social and economic activity in the community. Encourage retail businesses and mixture of land uses that help generate positive pedestrian activity in the area. Establish patterns of land use and circulation that promote the desired pedestrian character of the area. Support street level uses that are pedestrian-oriented and contribute to the vibrancy along Evergreen Road and Civic Center Drive. Urban Design/Streetscape The subarea plan looks to strengthen the pedestrian scale and character of the City Centre, while balancing the efficient movement of vehicles. • • • • • • Economic Development The vitality of the City Centre is dependent on its economic health. Bustling retail shops, thriving offices, active residential units and enriching cultural, educational and civic facilities would contribute to the energy on the City Centre, making it an area that people like to visit. • Encourage the formation of a Corridor Improvement Authority. The Authority could reserve tax increment revenues for funding capital improvements and economic development programs. Promote public and private cooperative efforts that provide ongoing aesthetic improvement and infrastructure improv( men ts for planned development/redevelopment projects. Give priority or incentives to developers that reflect a unique niche and/or development that is supportive of the City's Municipal Complex improvement and enhancements. Economic shifts and the current regional real estate market will always be a factor in the dynamic development process in Southfield and its City Centre. All of the partners committed to the City Centre will have to stay focused on the task at handcreating a vibrant, active City Centre. The City Centre subarea plan is, in fact the beginning of a lot of hard work and more detailed planning for specific projects and improvements. Improve pedestrian opportunities and create an attractive pedestrian environment within the City Centre . Create safety buffers of street trees, planters and street furniture between walks and the street along both Evergreen Road and Civic Center Drive. Provide widened sidewalks with a special City Centre streetscape design. Develop pedestrian courtyards and other outdoor spaces with planting and street furniture . Develop a City Centre plaza/town square at or near the intersection of Evergreen Road and Civic Center Drive. This grand space will connect the City Centre to the municipal complex and serve as an active and passive space for the community and its programmed events. Encourage pedestrian-oriented building frontages with shops opening to the public sidewalk along sections of Evergreen Road and Civic Center Drive. Through design guidelines and Zoning Ordinance regulations, encourage building designs, intensity and setbacks to be compatible with the desired scale and character of the area. Incorporate public art as an element of development and enhancements . Encourage the design of lighting that enhances the streetscape and facilities nighttime use of the City Centre by pedestrians . Circulation & Parking Circu~ation and parking are keys in upgrading the City Centre. The subarea plan envisions the enhancement of existing streets, ~ffect1ve place~ent of new streets, the provision of centralized public parking and consideration of the phasing of streetscape improvements m order to minimize the impact of construction on existing workers, merchants and residents. Accessible and convenient parking is essential to the health and vitality of the City Centre. Current parking on individual parcels has contributed greatly to the fragmented pattern of activities and to the lack of pedestrian activity. • • • • • • Reduce disruptive traffic movements and high traffic speeds in the City Centre. Evaluate various traffic calming techniques along ~vergreen Road and Civic Center Drive including constructing a median, on-street parking, etc. Establish pattem_s of land use and circulation that promote the desired pedestrian character of the area . Improve pedestnan circulation in the City Centre, including pedestrian walkways between buildings, within parking areas, create ~ stron_g promenade between the City Centre and the municipal complex and its new development, and construct a pedestnan bndge/plaza over the M-10/Norhwestem Highway to connect the City Centre to Lawrence Technological University. Improve circulation access to the City Centre at the Evergreen Road/10 Mile Road/M-10/Northwestern Highway interchange and at the 1-696 Freeway and Evergreen Road interchange. To further i~prove the accessibility in and around the City Centre, the City should work with the Michigan Department of Tr~nsportatlon ~o_study a two way traffic option for the M-10/Northwestern Highway service drives from Evergreen Road/lO Mile Road to ClVlc Center Drive. Dev~lop a parking district(s) located within a quarter mile from various nodes of development to help satisfy parking needs and 1~ an accepta~J~ walking distance to access a parking facility/structure while providing a more cohesive City Centre. Provide opportunmes for shared parking facilities in the City Centre and develop parking regulations to assure that adequate and reasonable standards are provided. Managing Land Use for the Future 6 -24 �.. 111 City of Southfield Comprehensive Master Plan Location Southfield Road frontage between 12 Mile and 13 Mile Roads. Regional Context Southfield Road is one of the major north/south arterials within metropolitan Detroit, connecting 1-94, 1-696 and 1-75. Spanning from Dearborn to Birmingham, Southfield Road travels through nine communities and varies from a divided eight-lane highway to a two-lane residential street. Within the city of Southfield, Southfield Freeway ends north of 9 Mile Road and maintains a five-lane design through Southfield and Lathrup Village. While most of the frontage on Southfield is primarily developed, there has been significant reinvestment within the northern section, between 12 Mile and 13 Mile Roads including a Home Depot, Target, a new residential condominium complex and single-family home subdivision on the former manufactured housing site, plus new multi -cultural restaurants and shops. Birm ingham Beverly Hills Lathrup Village Southfield Detro it Objectives I 96 • Establish a land use pattern that characterizes the North Southfield Road Corridor as a unique destination consisting of compatible yet diversified uses. • Plan for a safe, efficient circulation system that provides sufficient access by all modes of transportation between nodes of activity within the Dearborn corridor and the adjacent residential neighborhoods. • Establish open space and beautification efforts to create an identifiable character for the subarea, which will reflect a pleasant, appealing atmosphere for working, shopping and residing in the north Southfield Road area. Allen Park • Develop a specific Corridor Overlay Zoning District and consolidate regulations into one concise set of reasonable and consistent standards for incoln Park new development and redevelopment. Ecorse • Maintain the diverse, identifiable character of the corridor, while promoting vitality through private sector investment. • Encourage the acquisition, demolition and reuse of those properties that, by virtue of their location, condition, or value, no longer function at their highest economic potential. • Enhance the visual and aesthetic qualities of the corridor through streetscape, landscape, roadway improvements and portals. • Establish the mechanisms necessary to achieve the recommendations for the North Southfield Road Corridor Subarea. Land Use The corridor will consist of concentrated nodes of activity, primarily commercial and office, compact enough to create critical mass of business activity, with ancillary multiple-family residential uses, similar to the Local Mixed-Use designation. Southfield is known as a culturally diverse community in the region; however, it lacks a true multi-cultural destination. The North Southfield Road Subarea has the potential to be that multi-cultural retail, service, office and cultural community center that c~l~brates the diversity of the City's residents and its neighborhoods. To encourage multiple destination trips, new development and redevelopment will be designed to enhance accessibiltty of both vehicles and pedestrians. Market conditions, the mix of uses and the expected level of activity would determine the size and focus of each use. In general, the maxi~um size of retail uses should be limited to 75,000 square feet, or mid box uses such as grocers, electronics, office and clothing stores. Big box uses should not be permitted, except as de cnbed below, due to the shallow lot depths, proximity to residential uses, and the need to create a synergy of uses. The St. Bede Church and Southfield Plaza Retail Center are two large sites that could be redeveloped in the future. Because of their size aod l~c~tion on the corridor, these sites have the ability to be redeveloped as a mixed-use center, if desired by the City. Design of any new mid box retail, and any redevelopme_nt of lhe two ex'. stmg Target and Home Depot stores should consider development of "out lots" with buildings fronting Southfield Road to minimize the presence of large parking lots and mcrease pedeStnan comfort and activity along the corridor. Managing Land Use for the Future 6-25 �City of Southfield Comprehensive Master Plan Circulation Assess existing traffic patterns and pursue improvements that will increase facility carrying capacity and traveling convenience, such as the planned median along Southfield Road. • For this commercial corridor, where high traffic volumes and high frequency of turning movements are expected, more aggressive access management policies that limit the number of driveways, or consolidate drives into a few strategically placed entrances from Southfield Road are recommended. MDOT recommends 30 access points along this mile stretch, where today there are roughly 50 access points. Coordinate with SMART to add quality bus stops and shelters along the Southfield Road Corridor. Minimize or calm the impacts of increased traffic and activity levels on residential street that feed into Southfield Road. Create safe, appealing and efficient pedestrian walkways linking activity nodes and parking areas to the public sidewalk system. Encourage the development of a complete pedestrian and bicycle system through the corridor. • Coordinate work efforts with MDOT and the Road Commission for Oakland County to obtain grants for roadway- and median-related improvements. Encourage roadway projects by private developers through coordination with MDOT and Road Commission for Oakland County. Incorporate safety/security design techniques for all public places and for proposed public/private redevelopment projects. Implementation • Devel~p reasonable site design standards and sign regulations for new development and redevelopment within the corridor. • Estabhsh programs that provide incentives for voluntary compliance with new construction and retrofitting of existing signs and structures. • Commit resources to staff and support the creation of a Corridor Improvement Authority, Public Act 280 of 2005 in conj_unction with Lat~up Vi1lage, Beverly Hills, and Birmingham to establish an Authority along this mu1ti-jurisdictional ~om~or. !he Authonty could reserve tax increment revenues for funding capital improvements and other programs 1dent1fied m the Subarea Plan. Tax increment revenues could be leveraged through grants, bonds ,Jr other financial mechanisms to expedite implementation. • Advocate approval of development proposals that meet stated criteria and actively participate in the site plan approval process. • Overse~ the planning pro_cess and develop appropriate administrative policies for implementing the Plan effectively. The Au~honty would work with the Planning Commissions to actively facilitate and expedite approval of private development proJects that further the goals and strategies of the subarea. • Promote effective communication and a cohesive, cooperative spirit among various public and private leaders with the three other communities and the County, using the venues and talents of existing civic organizations and committee. Aesthetic Enhancements Provide treet trees, landscaping and plantings to provide continuous visual connections and proper pedestrian comfort along the entire corridor. Encourage existing development to plant additional trees and shrubs, and provide guidelines for new development and redevelopment that require extensive landscape installation at time of development. • Provide special paving, decorative walkway , pedestrian lighting and other physical elements that give the corridor aesthetic improvements and a means of creating a consistent brand/image. • Build gateways and a unified wayfinding/sign system to enhance the identity of the corridor. Through consistent code enforcement efforts, encourage a high degree of continued site and landscape maintenance. When undertaking streetscape improvements, new private construction and building rehabilitation/redevelopment; place utility lines underground where feasible to improve visual qualities. Economic Development • Establish partnerships between the public and private sectors for the purpose of understanding the mutual benefits of proposed redevelopment projects. • Expand the economic base of the corridor by retaining existing jobs while creating new diverse employment opportunities. Improvements that advance traffic safety and efficiency, pedestrian access, and enhance the character of the area will help to accomplish this task. • Create investment strategies that will increase tax base, and generate additional revenues to finance actions, which support the Plan's goals. • Identify and coordinate with property owners in areas designated for potential redevelopment projects to assess their willingness to participate on those projects. • Encourage partnerships among property owners and private and public sector groups in order to implement proposed redevelopment projects, which will achieve the Plan's goals. • Provide creative incentives to private sector participants in redevelopment projects and programs. Marketing • Promote the corridor as having unique, multi-cultural economic activities and market its assets. • Work with other communities, Oakland County and individuals with vested interest in the commercial success of the Southfield Road corridor to ensure sufficient funding for marketing. • Project the image/brand of the corridor as a safe and exciting place for business and family oriented patronage. . • Promote the corridor as a unique center of activities that include a full range of multi-cultural commercial, office, community and residential and neighborhood facilities as well as entertainment. ~ outhfield. Managing Land Use for the Future 6-26 �City of Southfield Comprehensive Master Plan Cornerstone Development Authority Subarea A vital Medical and Regional Shopping destination for the City or Region. Location The Cornerstone District is located in the southeast comer of Southfield. The district is approximately one square mile, bounded by Mt. Vernon to the north, Greenfield Road to the east, 8 Mile Road to the south and Southfield Road to the west. . . CDA 's Strategic Plan 2008-2013 .....Buildfng a Vision for Tomorrow I The largest land area in the District includes the Northland Shopping Center. Built in the 1950s, Northland was one of America's first enclosed shopping centers. The District is also home to the Millennium Centre, Oakland Community College, _ Providence/Saint John's Hospital (Southfield's largest employer), and Oakland Regional Hospital. Medical offices, com~ercial and higher density residential uses are also included in this District. Since 2000. the District has seen residential growth, part1cularl~ m owner-occupied units, through new and converted condominiums. Since the inception of the Cornerstone Development Authonty (CDA). the District has seen more than $160 million in development/redevelopment construction. Finance Mechanism The CDA alono with the City is the driver that facilitates improvements and enhancements in the Cornerstone District. The CDA was created in 1988 by the Southfield City Council in accordance with the Downtown Development Authority, P.A. 197 of 1975. The CDA's operations are funded through a 2-mill tax levy and Tax Increment Finance (TIF) revenues. Using TIF revenues, the CDA has orchestrated over $1 million in public roadway, strectscapc, gateway and landscape improvements. The CDA has had numerous successes, including completing most of the priorities in its June 2000 Development Plan and Tax Increment Finance Plan. The Board recognized the need for an updated strategic plan to guide its efforts, and the importance of detailing a vision for the District's future. In April 2008, the CDA completed a Strategic Plan 2008-2013 that reestablished an overall plan for the District, specifically considering input from stakeholders and the effects of changes in the economy, population and housing trends. The CDA reconfirmed its mission and found the existing mission statement, with minor revisions, still relevant and an accurate representation of the CDA' s core values and reason for being. The CDA' s vision for the District as illustrated on this page is a Concepl Master Plan of key recommendations of this Strateoic Plan. Today the District is a mature urban plan that includes some mixing of uses. The Plan envisions the District of tomorr~w as: Fully walkable, fine grain mixed use plan with retail, services, office, residential and other uses blended in a compatible and vital mix Able to build on the strengths of the health care, higher education and retail sectors present in the District. Attractive public and private spaces should be created and blighting elements removed. Opportunities to increase development density, particularly by redeveloping under-utilized parking areas, vacant land, or obsolete buildings and sites. Today the CDA maintains focus on attracting retailers and restaurants to the area and filling a demand by area residents and employees for goods and services close to home and work . In addition, the CDA continues to improve the District through prop~rty acquisition, redevelopment and renovation , landscaping and infrastructure improvements, events and promotion and investment m strategic planning and design for the District. Objectives Previous Planning Efforts Over the years the CDA has initiated several planning and economic development studies for the area including a 1999 Master Plan, a Market Assessment Report, a study to explore a Minor League Ballpark on the Northland Shopping Center site, a Trade Area Profile, a Public Enhancement Plan, and a District Gateway Improvement Plan. In 2005, the CDA Board developed a Mission Statement and a list of Strategic Objectives that has guided the CDA through these past several years. • • • CDA's 2005-2007 Strategic Plan Mission Statement To enhance the environment by making the area in which people feel comfortable and secure as a place to live, work, shop, learn and be entertained, and to strengthen the economic vitality and physical appearance. Strategic Objectives Strengthen the economic vitality • Attraction of businesses • Reuse of vacant land • Maintain or rehabilitate commercial stock • Retain current occupancy Secure and Comfortable Community • Upgrade public property • Upgrade security presence Northland Shopping Center • Facilitate improvement of the property Millennium Centre Establish Centre as an independent arts and events venue ~uthfield. Connections - Create clear, attractive and well-functioning connections between Oakland Community College, Providence Hospital, Northland Center and throughout the District. A balanced transportation system should accommodate vehicles, pedestrians and non-motorized travel. District Character - Enhance the overall character of the District as a vibrant mixed use place with entertainment, destination retail, office and support services, focused on J.L. Hudson Drive corridor and Northland Center. ~nfrastructure and Aesthetics - Continue to implement streetscape, landscaping, lighting, infrastructure and aesthetic improvements to ensure the district is an attractive, welcoming, distinctive and comfortable place. • Dev~lopment/Redevelopment - Facilitate development, redevelopment and reinvestment in the District's properties consistent with the Plan, including potential expansions of the Providence Hospital and Oakland Community College campuses. • Economic Health and Vitality- Support and enhance targeted strategies of business and economic development programs and incentives for recruitment, retention, development and redevelopment. Recommendations Connections • • • Develop a new pedestrian/bike/vehicular connector between Oakland Community College, the Mi11ennium Centre, and J.L. Hudson Drive. Create a walkable District with sidewalks along all public streets. Expand the Oakland Community College/Millennium Centre connector to Providence Hospital, Northland Center and other destinations via linkages of public activity spaces, green spaces and walkways. District Character • Enhance the Districts physical layout. • ES tablish Millennium Centre as a premier and self-sufficient entertainment venue. Managing Land Use for the Future 6-27 �City of Southfield Comprehensive Master Plan Infrastructure and Aesthetics • Ensure the infrastructure is maintained. ■ Enhance the gateways and image intersections. • Continue streetscape improvements. • Encourage quality site landscaping. • Promote a more user-friendly parking system. ■ Enhance and improve safety and security. • Improve and enhance transit amenities and investigate a trolley system between City Centre and the District. Development and Redevelopment ■ Support Providence Hospital, Oakland Community College and Northland Center investments in the District. ■ Accomplish the reuse or redevelopment of the Ramada Inn and site as a mixed use " town and gown" area. ■ Enhance the economic viability of the 8 Mile area. Economic Health and Vitality ■ Use the economic development tools to promote the District's economy. • Enhance the human capital of the District. ■ Improve the public's perception of the District and reinforce that it is a good place to do business. ■ Effectively coordinate and administer the Plan . Map S: Concept Master Plan lmag t: Imcr:,t.:ction Map prepared by Mc Kenna Associates Southfield / * Gat e,;;a> Po tent,.d Rcde,dopm<.i 1 ~i L Coru 1::ct1on Managing land Use for the Future 6-28 �City of Southfield Comprehensive Master Plan 7 Natural and Cultural Resources Goals • Regard land as an irreplaceable resource and ensure that its use does not impair its value for future generations. • Preserve cultural resources, including landscapes to maintain and enrich community character. • Balance the City's need for economic growth and environmental health through sustainable use of natural resources. • Develop a fundamental vision for the arts and cultural life of the City through development of a Cultural Arts Plan. Current Conditions Southfield is an international City bustling with people from a rich array of cultural, racial, ethnic and religious backgrounds. Growing up in such an international environment helps make Southfield children "globally prepared," (i.e. knowledgeable about cultures, customs and traditions). Some of Southfield's most recognizable landmarks demonstrate the City's diversity, from the golddomed St. John's Armenian church to the landmark edifice of Congregation Shaarey Zedek synagogue, all among the most beautiful religious architecture in the metro area. Historic and Cultural Sites Analysis The Burgh Historic Park/District. Since the development of the gazebo and fountain courtyards and the relocation and renovation of the 1854 Church, the Burgh site has become very popular for both public and private events. The Burgh Historical Park is one of Southfield's hidden gems. Located on the northeast comer of Civic Center Drive and Berg Road, the park features renovated tum of the century buildings nestled within beautiful manicured lawns and abundant flower gardens offering a perfect escape from the hustle and bustle of the City. An extensive site master plan was recently completed, including: • • • • • • • • • • • • • • • Sitework around the Park's House Renovation of the Park's House Renovation and expansion of the Art Center Renovation of the Simmons House Site signage program Replace and expand parking lot with permeable pavement Enclose dumpster Development of the east side of site Carousel and related site work Expanded flower gardens Conservatory Second parking lot Croquet Court Outdoor dinning terrace Arbor Southfield Historical Society. The Southfield Historical Society was established in 1965 for the purpose of encouraging the preservation of records, pictures, structures, and other objects of local historical significance, as well as sponsoring programs to carry out these purposes. The Historical Museum has a collection of artifacts donated by citizens of the City and other benefactors. The museum does not have a library; however, they have pamphlets, maps, photographs and old newspapers relating to Southfield's early people and events. These offer significant information about local architecture and geography, early settlers, town sites and businesses. The Southfield Historical Society should consider developing a public education program to interpret the City's historic resources to the community. Natural and Cultural Resources 7-1 �City of Southfield Comprehensive Master Plan The Southfield Historical Society conducts tours of the Burgh Historical Park. Tours of the Burgh are arranged by appointment only. The tour includes: as memorials for a nominal fee. This division is also responsible for maintaining all trees on City rights-ofway. • • The Southfield Forestry Division is responsible for the care, maintenance and removal, if necessary, of all vegetation in rights-of-way. The Division staff also includes trained arborists and horticulturists that are able to answer most citizen tree and landscape questions. • • The Old Town Hall The Historical Museum (on the state registry of historic buildings) The first Fire Station in Southfield A walk around the Burgh site The Society also encourages tours of the Mary Thompson House and Farm. Code House. The Code House is considered to be one of the finest examples of Greek Revival architecture in Oakland County. The Code House was restored a few years ago. It could be converted for lease to a small business or for group use for private meetings and events. Parking facilities would also be required. The balance of the site could be developed as a passive use neighborhood park complimentary to the Burgh site as well as Civic Center Drive's high level of pedestrian use. Mary Thompson Farm. The Southfield Historical Society occasionally opens the house for public tours and displays furniture and artifacts of Mary Thompson's life. Senior community gardens on the property continue to remain popular. The Senior Gardens at the Mary Thompson Farm provide plots to more than one hundred enthusiastic gardeners who offer tours to school and scouting groups. The Senior Gardens have been recognized as one of the best community gardens in the nation by the John Deere Company and have received numerous awards from the Michigan State Fair. The house is now home to the Southfield Community Foundation which provides a daily presence to the property. Natural Resources Parks, Forestry and Environmental Programs. The Parks, Forestry and Environmental Division is responsible for all park maintenance and forestry operations and is involved in a number of beautification and environmental improvement programs for the City. Forestry Programs. The City offers, at cost, a tree planting program for Southfield residents. Trees are purchased for either spring or fall planting by the City forester and delivered to the homeowner for planting. For an additional fee, crews wilJ plant the tree for the resident on the City's rights-of-way. The Tree Memorial program alJows residents to dedicate trees Rouge Green Corridor Programs. The City and the community continues to be involved in the annual Rouge Green Corridor cleanup along with corporate volunteers, removing debris and clearing log jams to keep the river flowing freely. Each spring Parks and Recreation holds a Fishing Derby that allows a sport fishing opportunity in an urban environment. Meandering through the southeast corner of Oakland County, the main branch of the Rouge Green Corridor paints a green band through neighborhoods and business districts in the west side of the City. See following Map 7-1. Over the past 15 years, efforts at improving the river's water quality have paid off, inspiring a regional environmental planning effort - the Rouge Green Corridor. This segment of the Rouge Green Corridor, and its tributaries, runs through Birmingham, Beverly Hills and Southfield. Improving residents' awareness of the Rouge Green Corridor is one way of helping everyone see the value that the Corridor and its tributaries contribute to our daily lives. The purpose of this project is to provide local communities with tools to identify and facilitate the promotion, protection and enhancement of "Riparian Green Corridors" as unique community assets in the Rouge Green Corridor watershed and throughout watersheds in Southeast Michigan. The project is part of a larger partner-based initiative that includes the cities of Birmingham, Beverly Hills, and Southfield; the Southeast Oakland County Water Authority; Oakland County Planning & Economic Development Services; Oakland County Drain Commissioner's Office; Friends of the Rouge; and the Oakland Land Conservancy. Environmental Programs. The Parks, Forestry and Environmental Division are involved with island beautification, special planting projects and working with residents on home planting projects. In the spring months, this division holds the City's Arbor Day festivities by working with local schools and the annual Fishing Derby on the Rouge Green Corridor. Natural and Cultural Resources 7-2 �Map 7-1: Natural Features 13 Mile Road Southfield Comprehensive Plan 24 r----- ------------------------ JOHN ILLER BEDFO D WOODS •I I I ----• 12 Mile Road Legend I ..... --. ,.-___ _ I ,-J I I SI I I I I I I -----· 1 S 0 C: ,-+ ::r City Limits Roads (/) =, : (I) TALPAPAR (I) a: ;;o 0: :;o Interstate/Freeway 0 Major Road Q) a.. 0 Q) a.. Local Road 11 Mile Road Private Road 0:2, FEMA Floodplains Waterbodies • - O 0.25 Wetlands Parks 0.5 1 ,-c::::111.:::=i••••- Miles Data Sources: City of Southfield MCGI �City of Southfield Comprehensive Master Plan 8 Parks, Open Space and Recreation Goals Beech Woods Park and Recreation Center • Existing park and recreation facilities will be enhanced and expanded as needed to meet the evolving interests and needs of Southfield residents. • Southfield will have a unified communitybased open space system that protects key natural features and provides valuable opportunities for appreciation of the City's natural resources. • The City of Southfield will offer a variety of recreation programs and events that promote a high quality of life and encourage interaction of its residents. Current Conditions City Facilities. The city of Southfield contains nearly 800 acres of parks and natural open space. The majority of this land is included in community or neighborhood parkland or historical sites, with the remaining acres categorized as open space and undeveloped parklands. Many of the parklands are nature preserves or incorporate significant areas of open space. These sites total nearly 400 acres. Other parkland (386.24 acres) is developed as community parks, and just under 84 acres is dedicated to neighborhood parks and recreation centers. All parkland and open space are depicted on Map 8-1 . Table 8-1 identifies the acreages of parkland and open space by category, as further described on the following pages. 81.38 Civic Center Park 157.00 Inglenook Park 42.79 Total Bedford Woods Park 281.17 14.71 Brace Park (Lease) 4.01 Cit Centre Plaza (Ri ht of wa ) 0.72 Civic Center Drive Park 2.18 Eleven Mile/Greenfield Park 0.66 0.73 Freeway Park (Right of way) 9 .00 John Grace Park and Recreation Center 4.61 John R. Miller Park 8.79 Lahser Woods Park 15 .80 Pebble Creek Park 16.27 Robbie Gage Park 16.97 Seminole Street Park 0.63 Simms Park 4.05 Stratford Woods Commons 5.29 Nature Preserves Bauervic Woods 80.45 Ca enter Lake 42.36 Horsetail Woods 22.60 Hunters Lane Woods 22.31 23 .70 Industrial Park 3.11 Lincoln Woods 10.27 Valle Woods 128.38 Total 333.18 Total Parkland and Oprn Spacr 7MU7 * Historic and Cultural Sites are discussed in Chapter 7. Source: City of Southfield Parks and Recreation Department, LSL Planning Parks, Open Space and Recreation 8-1 �--Map 8-1: Parks & Open Space Southfield Comprehensive Plan -0 0:: Community Parks II II II II J 12 Mile Rd 'I [" ' "' -- -·----· - - ·-- --·---- .. ! I j i◄ - c Cl) Cl) c5 I j i,,, 20 ~ ~ :er•=r - .. ··------------------j 17 3, CIVIC CENTER 4, INGLENOOK II II II II II II II 11 11 13, ROBBIE GAGE • 14, SEMINOLE STREET PARKLET 11 11 15, SIMMS PARK 5, BEDFORD WOODS 6, BRACE PARK 7, CITY CENTRE PLAZA 8, FREEWAY PARK 9, JOHN GRACE PARK & RECREATION CENTER 10, JOHN R MILLER PARK 11 , LAHSERWOODS PARK 12, PEBBLE CREEK PARK 16, STRATFORD WOODS COMMONS Historical & Cultural Sites j i i l i l i ! i i . 19 2, CATALPA PARK Neighborhood Parks & Recreation Centers i ! i ! l i 1, BEECH WOODS 17, CODE HOUSE 18 1JM 18, PIONEER CEMETERY ePj iJJ 24 19, SOUTHFIELD CEMETERY -0 20, THE BURGH HISTORIC PARK 0:: -0 Q) 21 , MARY THOMPSON FARM .;::: .c: ::i Nature Preserves 0 en 22, BAUERVIC WOODS NATURE PRESERVE i ! i 23, BRIDGE STREET NATURE PRESERVE 24, CARPENTER LAKE NATURE PRESERVE Text 25, HORSETAIL WOODS • 26, HUNTERS LANE WOODS 28, LINCOLN WOODS NATURE PRESERVE "O 0:: ..c 29, VALLEY WOODS NATURE PRESERVE a. -, e Ol ?! i I Cl) iI ~ C, g -- ! 25 ! ~ 23 j / Rd ___ ______ .. ----·--·--··--·-··--·----··-··--·--·--·-· -----·--·-.----------------·-··-··-·--·--··--·--·--·-····-8 Mile . - ·-- ~ r i -·-··-·· ----------··----··-··-·---·--·-------- i -- - .1 O 0.25 0.5 Miles 1 inch equals 3,000 feet □ . LSL Planning, I~ eommu11,o- ,,,_.,,,co,u.;m,no ~J:rt,~2!! Data Sources: MCGI, City of Southfield �City of Southfield Comprehensive Master Plan Parkland. The city of Southfield classifies its parklands into four categories as follows: Community Parks - Community parks of at least 40 acres in size are intended to provide the entire community with leisure opportunities. As shown in Table 8-2, Southfield' s community parks contain a wide variety of recreational facilities to meet the diverse needs of all residents. Some parks include larger natural areas, while others contain such improvements as parking and areas for both active and passive recreation. Neighborhood Parks and Recreation Centers Neighborhood parks, less than 40 acres in size, are typically multi-purpose facilities which serve as the focus of recreation for their more proximate neighborhood. Table 8-3 shows these facilities include an array of amenities including small parking areas, playlots, seating and picnic facilities, and athletic facilities such as ballfields or basketball courts. Historic and Cultural Sites - Southfield's historic and cultural sites are primarily used for passive activities and specialized recreation such as the gazebo concert series and senior gardens. These facilities are specifically described in Chapter 7 Natural and Cultural Resources. Nature Preserves - In addition to the 385 plus acres of open space contained in the community and neighborhood parks, the City owns an additional 333 acres of natural open space, contained in eight natural preserves. Table 8-4 summarizes the trail and parking amenities available at each of these parks. In all, eight nature preserves exist to provide additional natural open space for resident's enjoyment. Much of the City's open space is found in the Valley Woods Nature Preserve, which follows Southfield Bauervic Woods y 18 gr Playlot, Picnic Area with 10 tables & 4 grills y 42 pv Accessible Fishing Platforms, Interpretive Si nage Bridge Street Carpenter Lake Horsetail Woods Hunters Lane Woods Industrial Park Lincoln Woods Y Valley Woods Y Total 3 Urban Fishery Project 18 gr 42 V Source: City of Southfield Parks and Recreation Department and LSL Planning the Main Branch of the Rouge River. The City has been proactive in obtaining environmentally sensitive lands along this corridor and throughout Southfield. The City is a partner in the Rouge Green Corridor project. This project focuses on developing a multi-community management plan for preserving and protecting the natural river green way of the main branch of the Rouge River through Southfield, Beverly Hills and Birmingham and for educating the public about the resource and its importance for recreation and water quality in the region. Parks, Open Space and Recreation 8-2 �__:_9)_ _ _ _ _ _ __ Beech Woods Park & Recreation Center I - I - I I I - I - I - I 300pv Catalpa Park I - I 2 I - I - I - I - I 168 gr I City of Southfield Comprehensive .Mast I shelter 21 tables I grill y - - - - - 6 y 4 - I I I Civic Center Park I I Inglenook Park I I 2 1 I 4 I I I 1 I I I 3 I I I in I y I I I 216 pv I I Sports Arena, Field House/Gym, Locker Rooms, Meeting Room, Snack Bar, Wellness Center, Pro-Shop, 75 Lighted Tee Driving Range - I I 1,036 pv I I n Miracle Field, Spray Pool, Water Slide, I Parks & Rec Building, Admin. Offices, I shelter 48 tables 6 grills I 15 tables I y y I y I I y I I - I o~t I - I 5 7 I - I I y Multi-Purpose Rooms, Meeting Rooms, Exhibition Hall, Wood Shop, Mechanic Area, Sports Arena, Locker Rooms, Snack Bar, Pro-Shop, Commercial Kitchen, Plaza I - I Concession Building, Miller Barn Source: City of Southfield Parks and Recreation Department and LSL Planning S0utl'}field~ t , ,,/, f,;•r 11/l:' Parks, Open Space and Recreation 8-3 �_. • Bedford Woods Park I I I 12s gr Brace Park 2 - - - 29 pv - City Centre Plaza - I 6 tables I grill I - City of Southfield Comprehensive Mas~ , y I I I I I I I 3 I I n y I Festival Plaza I Civic Center Drive Park Eleven Mile/Greenfield Park Ever reen/1-696 Park Freeway Park John Grace Park & Recreation Center l John R. Miller Park 2 I Lahser Woods Park Seminole Street Park I I I I Simms Park I Stratford Woods Commons I I 51 pv 1 86pv 1 Pedestrian Plaza, Seating, Gardens Rec. Center, Library, MultiPu ose Room, Meeting Rooms y 4 tables 3 grills I 15 gr I J shelter 84 pv I 20 tables I gtill I I y 12 tables I Pebble Creek Park Robbie Gage Park I y y 17 pv I I I I I l shelter 4 tables 1 grill I I I I 7 tables y I I y I y I y I I I y I I I I I I I I 1 I I I y I y I , r l Source: City of Southfield Parks and Recreation Department and LSL Planning 50uthfield :,7·'• 1lr:"c,,11,, 11 Parks, Open Space and Recreation 8-4 �City of Southfield Comprehensive Master Plan Educational Facilities Public. A significant portion of public recreation and open space in Southfield is provided by school sites. The Southfield Public School district has 15 school properties, totaling more than 245 acres, within the cities of Southfield or Lathrup Village. These facilities serve the enrolled student population and supplement the broader range of public recreational opportunities provided by the City. In addition to the physical grounds, Southfield Community Education, a part of Southfield Public Schools, offers area residents a number of educational and enrichment programs. Private. Twelve private schools located in Southfield provide varying levels of recreational facilities . Typical recreational facilities include play lots, athletic facilities , and open space for their students. Colleges. The Lawrence Technological University Campus and Oakland Community College' s Southfield campus, provide a variety of recreation facilities including an athletics building, tennis courts and softball diamonds. Facilities are reserved for students and faculty. Private Facilities The private sector addresses more regional recreation needs of the population. Commercial. Commercial recreational facilities are generally open to the public, but typically charge fees for use and/or membership and are not accessible to all residents. Also, in contrast to City or school facilities, commercial recreation resources serve customers from areas beyond Southfield. Private commercial recreation facilities in Southfield include: Bowling. Plum Hollow Lanes, Southfield Bowl Entertainment. Star Theater, Millennium Theater (City-owned), Jeepers (Indoor amusement park and arcade at Northland) Exercise and Athletic Clubs. Baily's, Curves, Fitness Factory, Franklin Athletic Club , Fitness USA Supercenters, Grunt Personal Training Studio, It Figures of Southfield, Powerhouse Gym Golf. Plum Hollow Golf Course (Private) Swim Clubs. Cranbrook Swim Club, Village Swim Club (Lathrup Village) Multiple-Family Residential Complexes. The majority of multiple-family complexes, including rental apartments, townhouses and condominiums, provide their tenants and owners with on-site recreational facilities. Swimming pools, clubhouses, fitness centers and weight rooms, tot lots, tennis courts or on-site natural open space may be provided. Facilities in these complexes are not available to the general public. These recreational facilities are important because they provide recreational opportunities within close proximity to the population residing in the complexes. In addition, these facilities supplement municipal recreation resources in the vicinity. Nature Preserves. The city of Southfield encourages environmentally sensitive design for new projects being built in Southfield. A premiere example of privately developed nature preservation is located just north of Eleven Mile within the American Commerce Center. The office development features a boardwalk over protected wetlands and interpretive nature signage which is open to the public. Regional Facilities Regional parks offer unique natural features that are particularly suited for outdoor recreation, such as wildlife viewing and nature study, fishing , boating, hiking and trail use. Many also include active play areas such as ballfields or courts. There are several regional recreational opportunities located within a short drive of Southfield, provided by Oakland County, Wayne County, the Huron-Clinton Metropolitan Authority, the Michigan Department of Natural Resources and other sources. Oakland County Park Facilities. Since 1966, more than 6,000 acres of land have been acquired by the Oakland County Park System with assistance from state and federal governments. To date, there are 11 County parks which range in size from 125 acres to 1,088 acres. Only Glen Oaks, Red Oaks and Lyon Oaks are located in the southern half of the County; however, Southfield is conveniently situated within a short drive of the following facilities: Glen Oaks (Farmington Hills) Lyon Oaks (west of Wixom) Red Oaks (Madison Heights) Waterford Oaks (northwest of Pontiac) White Lake Oaks (White Lake Twp.) Parks, Open Space and Recreation 8-5 �City of Southfield Comprehensive Master Plan Wayne County Park Facilities. The Wayne County Park System has more than 7,500 acres of public recreation land throughout 10 parks. The Wayne County parks listed below are conveniently located within a short distance of Southfield; and provide athletic fields, golf courses, swimming pools, trails, playgrounds and picnic shelters. Bell Creek (Redford Township) Chandler Park Family Aquatic Center (Detroit) Hines Park (Northville to Detroit) Inkster Valley Golf Course (Inkster) Lola Valley (Redford Township) Lower Rouge Parkway (Inkster) Warren Valley Golf Course (Dearborn Heights) William P. Holliday Forest and Wildlife Preserve (Westland) Other Regional Opportunities. Several other recreational facilities exist throughout the region, most of which are provided by the state of Michigan or the Huron-Clinton Metropolitan Authority. The parks provide a full range of recreational and educational opportunities, including playgrounds, picnicking, hiking, golf, biking, winter sports, golf, water-related activities, camping, boating, hunting, fishing, skiing, horseback riding, and special programs. Huron-Clinton Metropolitan Authority Facilities . The Huron-Clinton Metropolitan Authority (HCMA) is a regional park district that encompasses the counties of Wayne, Oakland, Macomb, Washtenaw and Livingston. The HCMA regional parks located within a short drive of Southfield include Huron Meadows Metropark (Brighton), Indian Springs Metropark (White Lake), and Kensington Metropark (Milford Twp.). the citizens of Southfield and the surrounding areas. The state parks in the region include Dodge No. 4 State Park (Waterford), Highland Recreation Area (White Lake), Island Lake Recreation Area (Brighton), Maybury State Park. (Northville), Michigan State Fairgrounds (Detroit), Pontiac Lake Recreation Area (Waterford), and Proud Lake Recreation Area (Wixom). Programming Southfield Parks and Recreation offers more than 1,000 different classes, programs and special events for people of all ages and interests throughout the year. Athletics, cultural arts, and senior citizen programming represent major components of Southfield's offerings. The types of activities currently offered include: Adult Programs. Arts, athletics, dance classes, fitness, special interest classes. Children's Activities. After school drop-in, arts and crafts, athletics, dance classes, martial arts, school break activities and specialty camps. Concerts, Plays and More. Eat to the Beat Lunchtime Concerts, Kids Koncerts Series, Metropolitan Singers, Smooth Jazz Festival (cosponsor), SRO Productions. Fun for All Ages. Classes and athletics. Senior Programs. Art, athletics, dance, fitness and trips. Special Events. Arbor Day, Boo at the Burgh, Daddy-Daughter and Mother-Son Dances, EGGS'travaganza, Family Pool Parties, Fishing Derby, Holiday Tree Lighting, Movie Night at the Pool, Native American Festival & Mini PowWow, Snow Drop/Ride with Santa, Star Spangled Southfield Festival, Teen Jam and Therapeutic Halloween Party. Sports. Baseball, basketball, cheerleading, football, golf, figure skating, hockey, soccer, softball, swimming and tennis. More than 300,000 people attend Southfieldsponsored or co-sponsored events annually. The vast majority of these events take place on the Civic Center site, either in the Pavilion, at the ballfields or the arena and pool. Other locations include Beech Woods, Mary Thompson Farm and the Burgh site. Michigan State Facilities. There are several Michigan State Parks in southeast Michigan totaling more than 55,000 acres of recreational lands that provide recreational opportunities to Many public events are also held at the Pavilion, which are sponsored by outside groups and organizations including art exhibits, antique shows and international festivals, as well as trade shows and business meetings. Parks, Open Space and Recreation 8-6 �City of Southfield Comprehensive Master Plan Sidewalks and Multi-Use Pathways A comprehensive pathway system adds to the overall quality of life for residents by providing access to various community facilities and parks and by offering a source of recreation for residents that bike, jog or walk. Chapter 9 Transportation and Circulation details the type and location of pathways that currently exist or are proposed to be provided in the future. In addition to the City, Oakland County envisions an interconnected trail system throughout the region for enjoyment of outdoor and fitness activities . The County Parks and Recreation and the Oakland Trails Advisory Council are teaming up to expand and coordinate a network of trails. Recommendations The City will prepare an update to its Parks and Recreation Master Plan following adoption of this Plan. The Parks and Recreation Master Plan guides future improvements, investments and changes to parks and recreation in the City. The development of the updated Parks and Recreation Plan should build upon the goals and recommendations of this Plan. Park and Facilities Analysis Increased development and higher than normal use levels due to Southfield's location within the metropolitan area puts a high demand on the City' s park resources. Currently, the City maintains nearly 800 acres of parks and natural open space. Where possible, the City should continue to acquire property according to the criteria of the Parks and Recreation Master Plan. The City should also continue to modernize and update existing facilities and maximize the use of existing parkland. The City has a both a large number and wide variety of recreation facilities to meet the diverse needs of residents. Based on local demand, additional facilities have been identified that would best serve City residents as follows: Playgrounds. Southfield is recognized for high quality playgrounds. New or renovated playgrounds could be located at several existing parks to help alleviate any deficiencies. Many play areas have been replaced and upgraded in recent years. A few neighborhood parks are scheduled for upgrades within the next few years. Pathways. As the popularity of jogging, hiking, cycling and rollerblading increases, so does the demand for multi-modal pathways. Add ttional onand off-street pathways are needed to create a comprehensive system in the City. Refer to Chapter 9 Transportation and Circulation for pathway recommendations. Sports Fields. There is a demand to light fields for fall sports such as flag football. Currently participants are forced to go to the adjacent community of Oak Park to meet this need. Softball Fields. While the number of softball fields is sufficient to meet demand, the City only has one lighted field and annual1y turns teams away. The City needs to increase the mount of lighted fields that are available. Basketball Courts. Indoor basketball courts have been successful at Beech Woods Arena. The addition of outdoor basketball courts are considered where they do not conflict with other uses. Volleyball Courts. The growing sport of sand volleyball has increased demand for this amenity, particularly at picnic areas and neighborhood parks. An increase in the number of courts at the Civic Center and other neighborhood locations will help to meet this demand. Soccer Fields. The increasing popularity of soccer has caused increased demand for the number of fields. The City is able to adequately handle the current demand for soccer due to the number of fields at various schools and at Catalpa Oaks and Miller parks. Swimming Pools. The City has no indoor pool available for year-round use and offers little in the way of family water-play activities. The pools at the two high schools have limited availability for general public use and have accessibility problems. None of the pools in the City meet new competitive standards. The development of a modem indoor pool at one of the community center locations should be investigated. Parks, Open Space and Recreation 8-7 �City of Southfield Comprehensive Master Plan • Park Improvements Each park in the Southfield system has a different level of development, from the extensive level of development of Civic Center or Freeway Park to the minimal development of Valley Woods Nature Preserve. Many parks such as Lahser Woods or Miller, were developed many years ago. They are now in need of redevelopment. Because the parks vary considerably, it is necessary to look at each one individually to identify specific items for park improvement. All new park development should feature sustainable or "green" design and operation. • • • Renovated parking and circulation with permeable pavement and bioswales. Improved site pathway system. New landscaping, irrigation and site lighting. New site furnishings. Brace Park. Brace Park is a leased parcel from the Southfield School District. As a result, there are no plans to invest in capital improvements at this park. Bridge Street Nature Preserve. Minor development of trails and picnic tables along the river could be developed for area residents and employees. The site could also be used to pick-up canoes dropped off at 12 Mile Road. Bauervic Woods Park. At 80 acres in size, Bauervic Woods is one of the largest parks in Southfield. Consisting almost entirely of woodlands and wetlands, extensive recreation facility development is precluded for this nature preserve. A new concept park plan is required that should include goals to: Carpenter Lake Nature Preserve. The newest park in the Southfield park system, Carpenter Lake opened in 2008 with an interpretive trail system and viewing and fishing platforms. Future plans for the park include the development of a nature center. • • • • Civic Center. The Civic Center is the primary parks and recreation site for the City, as well as the center for municipal government. Recent and anticipated redevelopment of the Civic Center will result in significant relocation and improvement of facilities . Possible improvements to this site include: • • • Improve public access. Expand and improve parking. Expand picnic area with shelters. Expand trail system with handicapped accessible portion and interpretive and directional signage. Improve park signage. Install pathways along site frontage and to park features. Develop restroom facilities. Bedford Woods Park. Future plans for the park include: • • • • • • • • • • Renovate play area. Pave parking Jots and trails. Additional trail to north end of park. Construct picnic shelter and picnic area. Improve park signage. Install sand volleyball court. Renovate tennis courts. Add park benches. Develop new soccer fields . Landscaping. Beech Woods Park. Beech Woods Park is extensively developed but is in need of major redevelopment. A new concept park plan has been developed which features sustainable design that includes: • • Expanded picnic area. Improved park signage. (§outhfield • • • • • • • • • • • New community center including indoor pool and aquatic center. Enhancements to the ice arena . Relocation of the Parks and Recreation administrative offices. Miracle Field. Tennis center/restroom building . Wildlife habitat demonstration area, picnic area and trail development at pond. Improvements to the site pathway system Interpretive nature trails in preserve area . Improve the picnic area . Improved and lighted ballfields . Play area renovation . Freeway Park. Freeway Park is a passive-use park built as part of the I-696 freeway construction to provide for pedestrian circulation across the highway . Improvements planned for Freeway Park include: • • Overall modernization of site including new seating, signage, landscaping and lighting. New playground equipment with safety surfacing. Horsetail Woods Nature Preserve. Primarily a nature preserve, the park is the only public open Parks, Open Space and Recreation 8-8 �City of Southfield Comprehensive Master Plan space for residents along Berg Road just north of 8 Mile. A nature trail could be developed at this site in the future. Additional land to the south would encompass a larger natural area for preservation. Hunters Lane Woods. Hunters Lane Woods is the only parkland on Berg Road between 9 Mile and 10 Mile Roads but contains some floodplain property. The site could be developed as a neighborhood park in the future and include a smalJ picnic area, playground and pathway system. Some consideration should also be given to redesign the private road which now bisects the property into a cul-de-sac design, which requires agreement from the neighborhood . Inglenook Park. Inglenook Park is one of Southfield's most popular parks. Opened in 1985 , the park is in need of redevelopment including: • • • • • • • • • Improve picnic facilities. Improved site pathway system . Landscape improvements . Improved park signage . Redevelop fitness trail. Site furnishings . Lighting for ballfields. Additional parking. Ballfield shelter. John Grace Community Park and Recreation Center. Future improvements are limited to new park signage. John R. Miller Park. Goals for future improvements are as follows: • • • • • New playground equipment. Improve site pathway system. Improve park signage . Landscape. Replace fencing around tennis courts and neighborhood to the west. Lahser Woods Park. Lahser Woods Park is a relatively old park which needs completely redeveloped. Including: Lincoln Woods Nature Preserve. The City should coordinate development of this site with the adjacent elementary and junior high schools to develop an environmental education program and interpretive trail system. MDOT developed a wet prairie habitat and pond on both Lincoln Woods and MDOT property to the east which features re-created native grass habitats. This MDOT property will ultimately be incorporated into Lincoln Woods and is currently under City management. The interpretive trail system would allow public access to a u Jique and a sensitive environment after a five-year establishment period. Pebble Creek Park. This would also be a good location for installation of a sand volleyball court as a companion facility with the picnic area. The playground is in poor condition and does not meet current standards for accessibility and needs to be replaced. Supplemental tree planting, particularly mature trees in the picnic area, should also be planned. The newly opened American Drive exit ramp from I-696 caused the relocation of the park's entrance; therefore, improved signage and access is needed. Robbie Gage Park. Robbie Gage Park is currently undeveloped. Future enhancements are planned for neighborhood use including: • • • • • Seminole Street Park. Seminole Park's play equipment is in need of replacement. Park signage is also recommended at this park . Simms Park. Simms Park could benefit from new tot lot play equipment. Stratford Woods Commons. Primarily a passive use park with a walkway through the center, this site requires updating to include: • • • • • • • Pave parking lot. Improve site pathway system. Landscape improvement package. Park benches. Improve park signage. Renovate tennis court. New playground equipment. Parking lot. Picnic area . Trails . Park signage . • • • • Replace playground to ADA and CPSC standards . Improve site pathway system . Improve park signage . Landscaping and drainage improvements . Site furnishings . Valley Woods. Valley Woods is one of Southfield' s most significant properties. A linear park, the first S0uthfield Parks, Open Space and Recreation 8-9 �City of Southfield Comprehensive Master Plan phase of trail development along the Rouge Green Corridor was completed in 1995. Future plans include a trail system to be developed along the banks of the Rouge Green Corridor from 10 Mile to 12 Mile Road. A proposed canoe drop at 12 Mile with pick ups at 10 Mile and again at 8 Mile Roads would provide unique recreational opportunities in the City on a seasonal basis. Fish habitat improvements and stream bank erosion reparations, which run from Telegraph Road to I-696, should be extended through the river's length to improve water quality and fishing opportunities for Southfield residents. There is also a need for better pedestrian access from Civic Center Drive. Land Acquisition Southfield is a highly developed community with relatively little vacant land. Much of the vacant land is suitable only for limited recreational development due to a high incidence of wetlands, floodplain or mature woodlands. Vacant land should be investigated by the city of Southfield to maintain a comprehensive open space system and develop active parks in underserved neighborhoods. The City should continue to acquire land along the Rouge River and its tributaries. • • • • • Oakland County should be considered for acquisition whenever they become available. Property south of Horsetail Woods which is environmentally sensitive and on the Evans Branch of the Rouge Green Corridor. Property along the Rouge Green Corridor, particularly that which is contiguous to Valley Woods. Property at the rear portion of the WXYT property. It is the only Southfield property identified as significant on the Mid1igan Natural Feature Inventory listed with the Natural Conservancy. Acquisitions of property contiguous to existing parkland, school sites or portions thereof. Properties which possess significant natural resource and scenic values such as wetlands, mature woodlands, and floodplains. Each property would be evaluated individually for quality and suitability for parkland. The Michigan Natural Resources Trust Fund has been the primary source of a11 acquisitions in the past along with landowner donation of local match requirements; however, other sources of funding will continue to be sought. As an alternative to acquiring the additional properties, the City should consider the use of conservation easements with access. This ensures the long term preservation of natural features and open space, while providing recreational access through pathways or nature trails. The following is a list of acquisition proposals; some specific, some general, which represent the Parks and Recreation Department's priorities for land acquisition. The program is intended to be flexible and is dependent on the property owner's willingness to sell to the City and in most situations wait for outside funding to become available. • • Properties suitable for neighborhood or community park development in Sections 20, 21, 26, 27, 29 and 35. Large parcels along the Rouge Green Corridor with significant natural features as identified in the Green Infrastructure Plan prepared by ~pythfield. Parks, Open Space and Recreation 8-10 �City of Southfield Comprehensive Master Plan Transportation and Circulation Goals • Maintain and improve safety and efficiency in the transportation system to support Comprehensive Master Plan goals, land use patterns and ensure that Southfield remains an attractiye place to live, work, learn, play and visit. • Improve the visual appearance of the City through street and related improvements. Increasing strain on funding makes improving the transportation system increasingly difficult and increases pressure for cost-effective decisions. Concepts such as access management, advanced traffic signal technology, interchange/driveway redesign, and public education are cost-effective methods that can contribute to congestic n reduction and improved traffic flow. • Provide a high-quality system that provides safe and efficient access to all areas of the community for all users. • Provide alternatives to the automobile through multi-modal transportation options which connect neighborhoods, schools, the library, businesses and other activity areas. Introduction In Southfield and communities across the country, transportation is no longer just a way to serve the needs of new development. Transportation investments can act as a catalyst for desired redevelopment of land uses. Reconstruction of a roadway with elements such as medians, or combined with the installation of a streetscape enhancement system, can attract other quality development and cause a resurgence in activity and economic development and investment. One goal of this plan is to provide a high-quality system that provides safe and efficient access to all areas of the community for a wide variety of users, such as drivers, pedestrians, bicyclists and transit riders. Developing an efficient transportation system that meets the needs of various users requires an evaluation of existing conditions, needs and opportunities. In particular, this Chapter focuses on how changes to transportation can verify or support other goals, such as the Future Land Use Plan. A high-quality transportation system has supported the growth and development of Southfield and will remain a key ingredient in the City's future. Southfield's location along several freeways has attracted residents and businesses, making Southfield the "Center of it All," but the configuration of freeways favors traffic moving through the City and does not provide convenient access to key destinations in the City. The automobile is the dominant mode of transportation and, thus, most transportation planning efforts focus on improving the street system for automobiles. However, providing a "multi-modal" transportation system (vehicles, pedestrian, bicyclist, and transit) provides access for those citizens unable or unwilling to drive such as seniors, children, and those who do not own a car. Current Conditions ~oythfield. Access to transportation has been a key factor in Southfield's land use development pattern. Southfield has an established street system that includes a hierarchy of streets from local residential streets to high-capacity expressways. The expressways, such as I-696, M-10, and M-39, provide access to the primary transportation links in the Detroit metro area, including I-96, I-94, I-75, and the region's airports. The City's major commercial and cultural centers such as the City Centre have located near expressways, but navigating from the expressway to destinations in the City is circuitous and confusing, rather than clear and convenient. The expressways provide access to other employment centers and residential areas throughout the metro area but primarily function to move traffic through the City. Transportation and Circulation 9-1 �City of Southfield Comprehensive Master Plan Street Jurisdiction Design, construction, maintenance, and improvements to the transportation system are managed by a number of governmental bodies. The Federal Highway Administration (FHW A) has ultimate jurisdiction over many of the City's interstates and U.S. Highway routes, which include I696 and US-24 (Telegraph Road). The Michigan Department of Transportation (MDOT) administers these highways for the FHW A and also has jurisdiction over many of the City's other highest volume roadways, including M-10 (Lodge Freeway and Northwestern Highway), M-39 (Southfield Freeway), and M-102 (8 Mile Road). Several major streets are under the jurisdiction of the Road Commission for Oakland County (IO Mile, 12 Mile, Greenfield, Southfield, and Lahser Roads). The remaining streets in Southfield are major, local, and neighborhood streets under city jurisdiction (with some streets on private property). While the majority of Southfield's streets are under the City's jurisdiction, the highest-capacity roadways are not. This warrants proactive coordination with all jurisdictions as being critical to achieve the City's improvements to the transportation system. Figure 9-1: Roadway Jurisdiction Jurisdiction -State City - C ounty Private such as daily and peak-hour traffic volume, capacity, location in relation to other streets, and the primary traffic served (through or local). The hierarchy recognizes that certain streets are intended to accommodate through traffic at higher speeds and volumes while others are intended to handle local traffic in smaller volumes and at lower speeds. Southfield's streets are classified by MDOT into five primary categories: Freeways, Principal Arterials, Minor Arterials, Collectors, and Local Streets. These classifications are summarized below ar.d Map 9-1 illustrates the current street classification. Freeways. Freeways or expressways are designed to carry very high volumes (70,000 - 183,000 vehicles average per day) of through traffic over long distances at high speeds. Freeways in Southfield include I-696, M-10 east of 12 Mile Road (Northwestern Highway & Lodge Freeway), and M39 south of M-10 (Southfield Freeway). Principal Arterials. Principal arterials are major through streets that carry high traffic volumes (20,000 -93,000 vehicles average per day) through the City and to major local destinations at relatively high speeds. These streets often link traffic to freeways, providing local access to the regional roadway system. Principal arterials typically have five or more lanes or a median, and because of their high traffic volumes often are fronted by commercial and office uses. The traffic movements for theses uses can conflict with the primary purpose of a principal arterial to move through traffic. The principal arterials in Southfield are: Source: Michigan Department of Transportation • Street Classification • MDOT classifies streets according to the National Functional Classification (NFC). Street classes are generally designated based on a number of factors Southfield • • • Telegraph Road (US-24) 8 Mile Road 12 Mile Road Greenfield Road Southfield Road (north of M-10) Transportation and Circulation 9-2 �City of Southfield Comprehensive Master Plan • Northwestern Highway (M-10, west of Telegraph Road) Minor Arterials. Compared to the streets classified above or below, minor arterials serve moderate traffic volumes (10,000- 40,000 vehicles average per day) over moderate lengths and are designed to accommodate slower speeds than major arterials but higher than local streets. Minor arterials often link the major arterials. Minor arterials include: • • • • • • • • • Inkster Road Lahser Road Evergreen Road 9 Mile Road 10 Mile Road 13 Mile Road Franklin Road Civic Center Drive 11 Mi le Road (certain portions) Collector Streets. Collectors are so defined because these are streets that "collect" traffic from a series of local streets and connect with the arterials. Collectors may resemble local streets in appearance, but they usually have a wider right-of-way, wider pavement, and higher speed limits than local streets. Southfield streets classified as collectors include: • • • • • • Berg Road Beck Road Shiawassee Avenue Central Park Drive Lincoln A venue Mount Vernon Avenue Local Streets. The majority of streets in Southfield are local streets. These streets connect individual properties and homes to the larger transportation system. Local streets are not intended to serve through traffic. These streets include typical public subdivision streets as well as certain private streets. Maintenance, upkeep, and the eventual reconstruction of the many private streets are the responsibility of the individual or homeowners groups. Traffic Operations Most street improvements are intended to address a capacity deficiency (high traffic volumes resulting in excessive delay), a correctable crash pattern and/or a need for road maintenance. This Plan includes a long-range thoroughfare plan intended to address the key needs of today, but also anticipate future needs as land uses change and traffic volumes increase. Some of the key data applicable to long-term thoroughfare planning are listed below. Any maintenance, such as repaving, is not part of this long-range plan, but should be part of the city, county, and state on-going capital improvement programs. Traffic Counts. Traffic counts identify the most heavily traveled roadways and the most common routes to destinations. Map 9-1 shows the most recent traffic count data from MDOT and the Road Commission for Oakland County for the 20 most heavily traveled street segments in Southfield. Not surprisingly, I-696, M-10 (Lodge Freeway), M-39 (Southfield Freeway), Telegraph Road (US-24), and Southfield Road are the most heavily traveled roadways. These roadways are major regional freeways that transport people through Southfield from other suburbs to major employment centers in Southfield and the rest of Southeastern Michigan. Crashes. Crashes (traffic accidents) are one factor used to identify where problems exist in the roadway network. High crash locations, or the number of crashes related to the volumes (a ratio), may indicate the need for improvements especially where there is a trend for a particular type of crash (e.g. rear-end collision). Map 9-1 identifies intersections with the highest number of crashes in 2005 and the average number of crashes from 2001 to 2005. High crash locations may indicate the need for improvements to reduce the potential for crashes, such as intersection widening, changes to signal timing, restrictions on some turning movements, or changes to access along the street. The top six highest crash locations, by total number of reported crashes, are all located along either Telegraph Road or Southfield Road. Mostly due to the extremely high volumes of traffic on these two Principal Arterials, the top location with over 100 crashes is Telegraph at 12 Mile Road, and the next four highest are along Southfield at 13, 12, 10, and 9 ½ Mile Roads, respectively. Air Transportation The Detroit Metropolitan Wayne County Airport (DTW) is located approximately 20 miles southwest of Southfield. DTW provides commercial and charter passenger links to destinations across the nation and world and serves cargo airlines. DTW is a major metropolitan airport and a hub for Northwest Airlines. Proximity to a major airline hub makes Southfield accessible from anywhere in the world for business and pleasure trips. Smaller airports located within 35 miles of Southfield serve charter and freight flights, including Detroit City Airport, Transportation and Circulation 9-3 �City of Southfield Comprehensive Master Plan Oakland Troy Airport, Oakland County International Airport in Waterford, and Willow Run Airport in Ypsilanti. Recommendations Proper planning for the transportation system in Southfield is important to provide proper access to various destinations, but can also impact the safety of travel. The character of a street is dictated by both the design and aesthetics of a corridor. Aesthetic features such as streetscape elements and trees along the street and parking location, building setbacks, business signage, and building design outside of the right-of-way also play an important role in the function of a street. These factors must be integral to the planning process as they often affect how people use the transportation system. It is important that area streets foster safe travel for all modes (methods) of transportation and are easy to navigate. As mentioned above, street design elements in the City reinforce a desired image, and can cause motorists to drive at certain speeds. For example, residential streets should include design elements that make drivers intuitively travel at a low speed, and major commercial corridors should not be excessively wide so as to encourage speeds in excess of the posted limit. In many places in Southfield, the street system is properly designed, while in other cases, transportation improvements outlined in this Plan need to be considered to meet the Plan' s goals. This Plan relies on a range of approaches to help ensure the future transportation system operates safely and efficiently while staying within the context of the character of the City. The provision of alternative travel options can improve traffic flow and safety by diverting automobile traffic into other modes such as pedestrian, bicycle, or public transit. These alternatives must be attractive and cost-effective in order to be relevant. This Plan identifies ways to encourage use of altemati ve travel options to reduce automobile traffic, provide access to transportation for those without automobiles, and provide recreational opportunities for all residents. This Plan examines current and projected transportation problems, including whether street segments have traffic exceeding its capacity, intersections that have long delays at peak periods and the condition and age of the street. Based ~ o~thfield primarily on this analysis, the Plan outlines street expansion (additional lanes), intersection expansions, and corridor improvement projects such as reconstruction, adding a median, access management, gateway improvements, and corridor enhancement. In addition to traditional addition of lanes along a street segment or at an intersection, alternative roadway treatments and alternative intersection treatments should be considered in unique circumstances, including the following: • Street treatments o Narrow Median o Wide Median/Boulevard o Road Diet (reduction in through traffic lanes with provision of onstreet parking, bike lanes, and/or median) • Intersection Treatments o Roundabouts o Dual Left-Turn Lanes o Textured Pavement/Crosswalks Traffic conditions, including crashes, delay, and congestion, need to be monitored regularly to adjust the prioritization of recommended projects in this Plan. 7-lane to 4-lane boulevard conversion on Livernois in Detroit, Ml Standards for Street and Intersection Improvements. Street capacity refers to the ability of a roadway to accommodate expected traffic volumes with an acceptable amount of travel delay. Traffic engineers measure this capacity through a comparison of the volume of traffic on the road during the peak travel hour to the designed capacity (the amount of traffic the road is designed to accommodate). This comparison determines the Transportation and Circulation 9-4 �City of Southfield Comprehensive Master Plan amount of congestion on the street, or the average delay per vehicle, which is then translated into a "level-of-service" rating that is indicated by a letter grading system (from A to F) or a "volume-tocapacity ratio" (V/C). Streets and intersections with current or projected poor traffic operations (usually areas with a level of service D or below) should be evaluated to determine any benefits of improvements. Maintaining a level of service D or better for street segments and intersections is the standard for the City. While opportunities may exist to expand roadways in Southfield, this Plan promotes use of cost-effective transportation and land use tools over more costly projects. Planned/Programmed Major Improvement Projects. While some funds for maintenance and minor improvement projects are provided by the state and federal government directly to the City, major improvements to the transportation system in Southeast Michigan must be included in the SEMCOG 25-year Regional Transportation Plan (RTP). Placement on the RTP project listing is required to secure federal funding, and requires consistency with regional planning goals. The highest priority projects are taken from the RTP and added to short-term (5-years or sooner) regional and state Transportation Improvement Programs (TIPs), where they are assigned funding. Once funded, the projects can proceed. Projects that are not selected for the RTP or TIP can still proceed, given initiative and funding by the City and/or Road Commission for Oakland County. In addition to general resurfacing, reconstruction, rehabilitation, road preservation and safety improvement efforts funded by the city's and county's share of federal funding, the following projects are already listed on the SEMCOG RTP or TIP: Table 9-1: Planned Major Road Improvements Roadway Proposed Work Limits Year RTP Projects Southfield Road 9-1/2 Mile to llMile M-10 SB Over Rouge River Southfield Road 12 Mile to 13 Mile 9 Mile Road Lahser Road Lahser Road Lahser Road Beech to Telegraph JO Mile to 10-1/2 Mile 11 Mile to 12Mile 8-1/2 Mile to 9Mile Widen from 5 Lanes to 6 Lane Boulevard Replace Bridge Deck Reconfigure from 5 Lanes to 4 Lane Boulevard Widen from 2 to 3 Lanes Widen from 2 to 5 Lanes Widen from 4 to 5 Lanes Widen from 2 to 5 Lanes 2011-2015 2006-2010 2006-2010, 2011-2015 2006-2010, 2016-2020 2021-2025 2021-2025 2021-2025 TIP Projects 13 Mile Rd US-24 1-696 Southfield Rd US-24 Southfield to Greenfield J2Mile Road to N. of Quarton EB&WB over Inkster At 10 Mile Rd& 11 Mile Rd 8 Mile (M102) to 12 Mile Road Resurface and widen from 2 to 3 Lanes 2008 Patch & overlay 2009 or later Rehab bridge 2008 Upgrade signals using box span configuration 2008 Patch & overlay 2008 Source: SEMCOG Recommended Improvement and Enhancement Projects. In addition to embracing the major planned projects listed in the RTP and TIP, this Plan recommends numerous transportation and land use projects across the City to support Plan goals. These projects, described in detail in the remainder of this Chapter, fa]l under the following categories: • • • • • • • • • • Access Management Corridor Character Gateways Visual Corridors Natural Corridors Enhancement Corridors Traffic Calming Transit-Oriented Design Transit Service Non-Motorized Transportation In addition to specific recommendations and programs, the Plan also discusses implementation "2outhfield Transportation and Circulation 9-5 �City of Southfield Comprehensive Master Plan tools, including funding sources throughout the Chapter. Access Management. Numerous national and statewide studies demonstrate that access management can reduce the potential for crashes, and help preserve the street' s ability to carry traffic. Access management is a set of techniques used to reduce the overall number of access points and improve the spacing intervals between them, especially in relation to access points across the street and those close to signalized intersections. When implemented, access management often significantly reduces the number and likelihood of access-related conflicts, improves traffic flow, and solidifies a corridor's business sustainability and non-motorized safety. ■ ■ Location/spacing of traffic signals. Shared access systems (connections between land uses, shared driveways, frontage roads or rear service drives) . ~;:.S:IT - l I .., Access management involves tools to appropriately space access points or restrict problematic turning movements. These tools include the following: ■ ■ ■ ■ Adequate spacing of access points along the same side of the street. Alignment or spacing from access points on the opposite side of the street. Placing commercial driveways a sufficient distance from intersections to minimize impact to intersection operations. Geometric design such as channelized right turns to restrict certain turning movements (usually left turns) by use of a raised island, ~outhfielct~ I - - FRONTAGE ~OAD J :;, ~ .. L · r-- I REAR SERVICE DRIVE Southfield's formal access management program should build upon widely accepted best practices for access management. A task force of public and private experts developed the MDOT "Access Management Guidebook" to establish the tools, techniques, and standards used by MDOT on all roads under its jurisdiction. A city-wide access management ordinance should be established to establish specific standards for access spacing and design applied in every site plan review. The ordinance could also pull in specific recommendations of other transportation studies and access management corridor plans to provide more specific guidance to the planning commission or zoning board of appeals when making access-related decisions. r l PARKING LOT CROSS ACCESS Rear service drives and shared driveways are important techniques to reduce the number of access points, especially near cross streets. l· l • t:===::::::I I I "-:till I lc·h.1 I :r L-!::::::=::::-::::-fl I! UL IJ ",''!~ The success of different types of shared drives, roads, and parking connections are dependent on lot depth, building placement, and parking configuration. Application of access management can provide several benefits to motorists, land uses, and nonmotorists in the City. The fo11owing is a list of benefits often resulting from aggressive access management policies and specific access management standards in City ordinance language. Transportation and Circulation 9-6 �City of Southfield Comprehensive Master Plan ■ ■ ■ ■ ■ ■ ■ ■ ■ Reduce crashes and crash potential. Preserve or increase roadway capacity and the useful life of roads. Decrease travel time and congestion. Improve access to and from properties. Ensure reasonable access to properties (though not necessarily direct access nor the number of driveways preferred by the landowner/developer). Coordinate land use (site plan) and transportation (access permit) decisions for projects that need both city and MDOT or Road Commission for Oakland County approval. Improve environment for pedestrians and bicyclists (fewer driveways to cross). Improve air quality by reducing congestion and delays. Maintain travel efficiency and related economic prosperity. Based on factors including high volumes, crash concentrations, congestion, and a proliferation of poorly spaced driveways, several specific corridor sections (illustrated on Map 9-2) have been identified as having the greatest need for aggressive access management. While this plan also recommends citywide access management standards in an ordinance, these corridors require a proactive approach from the City to improve access and ensure the City's corridors remain vibrant as development and redevelopment occur: ■ ■ ■ ■ ■ ■ ■ ■ Both the specific recommendations in the Telegraph and Southfield Road corridor subarea plans in this Plan, and the standards in the city-wide ordinance, will be implemented gradually and incrementally over the next 10-20 years as redevelopment and growth continues. Establishing these standards lays the framework for better access related decisions and will continue to benefit the City for years to come. Corridor Character Gateways and Portals. Intended to help in creating identity for the community as a whole, as well as each individual district, gateways and portals are visual icons that are designed to attract attention and portray an image or message. Portals create district identity, form a sense of belonging for those who visit or live there, and create additional opportunities for aesthetic enhancement around the community. The general principle is to establish portals at entrances to and within the unique districts whereby creating a theme/brand that can be portrayed in the district's streetscape, gateway markers, street and pedestrian lighting, etc. by using a select style of materials, colors, placement, etc. A 'gateway' is the entranceway to a city and creates the initial visual impression about a city's character and identity. Gateway corridors for Southfield have been identified in order to prioritize enhancement projects. These routes include the following: • Gateways. Based on traffic counts, functional classification and other characteristics, Southfield's primary gateways were identified. Some of these locations lack unified, aesthetic features and do little to distinguish Southfield from other communities in the region. The general principles used to establish formal gateways include improvements to the roadways, such as well designed landscaped medians and landscaped freeway embankments, significant entry monuments, upgraded lighting standards, wayfinding signage and well-maintained and attractive adjacent properties. See Map 12-1 Community Image Improvements for location of Gateways. • Portals. These routes are important links into the City or into major activity areas. Many of these routes lack character and, similar to gateways, design features and appearance along these streets should reinforce the image of a quality district. These portals can also provide wayfinding information to destination points. Telegraph Road/US-24 Southfield Road Northwestern Highway/M-10, Inkster to 12 Mile Road 11 Mile Road/Lahser Road intersection vicinity Evergreen Road, 11 Mile Road to 10 Mile Road 10 Mile Road, Evergreen Road to Southfield Road 8 Mile Road, Telegraph Road to Greenfield Road Greenfield Road, north of 11 Mile Road to 10 Mile Road A city-wide access management ordinance that incorporates the access management corridor plans will empower the planning commission to use these specific plans, in lieu of more general standards, when making decisions along these select corridors. ~outhfield Tra nsportation and Circulation 9-7 �City of Southfield Comprehensive Master Plan See Map 12-1 Community image improvements for location of portals. The City should continue to improve the appearance, including signage, landscaping, and streetscape, at and along these gateways with a consistent image to clearly identify when a visitor enters and exits the city. Visual appearance entering the City Centre area from the northwest along M-10 Lodge Freeway. Visual Corridors. Like gateways, the views along primary street corridors provide important visual impressions about a city's character and identity. The primary visual corridors in Southfield are foe highways such as I-696, US-24, M-10, and M-39. Secondary visual corridors are Greenfield, Evergreen Southfield, Lahser, Civic Center, and the Mile roads. Many primary visual corridors in Southfield are flanked by a hodgepodge of building types, signs, and lighting fixtures that vary from attractive to unattractive. Since the views along these roads influence motorists' impression of Southfield, views along these corridors are very important. Views can be improved through a variety of techniques including more attention in the design or reconstruction of roads, lighting landscaping, and amenities within the right-of-way. Design of private projects can be improved through design guidelines and other regulatory techniques applied to new development. The City should upgrade the aesthetic appearance of these visual corridors through the use of streetscape improvements, tree preservation, and improved landscaping and site design standards. Many of the corridors abut rear yards of the adjacent properties, where design standards don't require as much 'curb appeal.' Design standards along these corridors should include separate standards for property lines that abut the right-of-way. Natural Corridors. While gateways and other visual corridors in the City establish the character and identity along prominent routes, several other major routes form natural corridors around the City. In contrast to the streetscape improvements and more urban character goals of the visual corridors, natural corridors are akin to Natural Beauty Roads in more rural communities; these are roads with large, mature trees providing a vegetative canopy and natural setting along significant lengths. These natural corridors, or "shady lanes" as they have been called, include 9 Mile Road west of Lahser, Berg, Beech, l 0 Mile Road west of Telegraph Evergreen Road between 8 and 9 Mile Roads, and Inkster south of 10 Mile Road. The City should emphasize preservation of natural features and incorporation of natural greenbelts, landscaping, and building design and placement compatible with the natural setting along these corridors. Enhancement Corridors. Two main corridor sections in Southfield would benefit greatly from coordinated corridor enhancement: Telegraph Road and Southfield Road. A section of each of these streets is a corridor subarea which discusses the land use and transportation issues and opportunities in more detail and establishes objectives and detailed future land use that guide development. Both corridors have also been identified as having the greatest need for access management. Telegraph Road (US-24): Telegraph Road is Southfield's main north-south road in the western half of the City. It is already an 8-lane boulevard with a wide median, designed to be wide enough to accommodate indirect "Michigan" left-turns at major intersections. Some sections of the street have coordinated landscaping and signage, but coordinated design and character elements are needed for its entire length. The City should evaluate the benefits of forming a new city improvement authority for Telegraph and extending invitations to neighboring communities immediately adjacent to Southfield. Southfield Road: Southfield Road is the main north-south road in the eastern half of Southfield. The street is a 5 to 7 lane cross-section with a mix of office, commercial, and residential developed piecemeal over the last 25 years. ew infill development and the potential for future redevelopment presents a opportunity to encourage common design elements and help create a stronger sense of identity and character along this important section of Southfield Road. A planned improvement project to convert the center turn lane area into a landscaped median will also provide additional opportunities for Transportation and Circulation 9-8 �City of Southfield Comprehensive Master Plan unifying streetscape elements and access management. As Southfield's adjacent neighbors along Southfield Road have similar plans to upgrade their segments with a median, the City should seize this opportunity to evaluate the benefits of forming a Southfield Road Corridor Improvement Authority jointly with Lathrup Village, Beverly Hills, Birmingham, and the Road Commission for Oakland County. Traffic Calming. Balancing safety and accessibility for all modes of transportation includes harmonizing the roadway and non-motorized facilities with the surrounding development. Traffic calming measures (i.e. physical changes in the road design) often cause drivers to reduce speeds and be more attentive by affecting the driver's psychological frame of mind. Statistics show that 85 percent of vehicle-topedestrian crashes will result in death to the pedestrian if a vehicle is traveling at 40 mph, versus only a 15 percent rate if a vehicle is traveling at 20 mph. The reduction of speeds in areas designed or intended to encourage pedestrian and bicycle use through speed limits and traffic calming will improve both safety statistics and the perception of safety for all users. While many traditional traffic calming programs have been aimed at taming high-speed cut-through traffic in residential areas, traffic calming is also effective along major roadways to encourage pedestrian and bicycle use and reduce speeds. A number of factors need to be considered with any traffic calming measures or programs, such as traffic volumes, cost, maintenance and impact on emergency access. The City should include traffic calming elements in its transportation standards that evaluate the benefits and opportunities for implementing traffic calming measures in the City. Transit-Oriented Development (TOD) There are opportunities within the City at several locations to make corridors and development areas more transit friendly by adopting Transit-Oriented Development (TOD) standards for development. Future growth and redevelopment of commercial employment centers should strongly consider the inclusion of a mixture of residential, commercial, and institutional uses designed to promote convenient non-motorized access to transit facilities and between residential, retail, and office uses. National data from numerous studies shows automobile traffic in and around TOD is often IO percent or more less than similar developments designed with a suburban style separation of uses. TOD strategies support the City's goal to create a more livable and walkable community. TOD and transit-oriented corridors consist of land use patterns that promote travel by transit, bicycle, walking and ridesharing, and encourage concentration of mixed use development along transportation corridors serviced by transit. A conceptual design of a typical TOD layout is provided below. Elements of TOD include: • • Some common traffic calming techniques: • • • • • Street Narrowing, Slow Points, or Chokers Medians and Boulevards Streetscape Enhancements Perimeter Treatments • Development of a highly desirable community with cultural amenities, easy walking distance to goods and services, access to regional and local trail systems, and the opportunity to live and work in the same area. Heightened sense of community through increased pedestrian activity and development at a more human scale. Clustered development with transit access offering better access to goods and services . Enhanced marketability of new development and enhanced property values . Transportation and Circulation 9-9 �City of Southfield Comprehensive Master Plan • • Stronger inter-modal connections, providing opportunities for pedestrians and bicyclists to better link with transit and the regional trail system. Increased economic development opportunities in attractive commercial and employment locations. Transit Service Transit service is an important component of the transportation system because it offers another transportation option for the community and increases mobility for those who are unable to drive. Transit increases the overall capacity of the transportation system, which supports the Plan's goal to maintain and improve the transportation system without excessive road widening. The City's efforts in improving the transit system should be focused on the most cost-effective methods to increase ridership in the existing bus systems. Southfield is served by two main public transit operators: the Suburban Mobility Authority for Regional Transportation (SMART), and the Detroit Department of Transportation (DDOT). SMART is the regional transit provider that serves many suburban communities in southeastern Michigan, including Southfield. SMART offers a fixed-route bus system and an advanced reservation curb-to-curb connector. Several SMART bus lines serve Southfield and a major SMART hub and park and ride lot are located at Northland Mall. DDOT offers bus service for the city of Detroit that serves several locations in Southfield: Northland Mall, Providence Hospital, and the 8 Mile corridor between Lahser and Greenfield roads (see Map 9-3). SMART and DDOT routes are frequently reviewed and adjusted by each transit service provider based on ridership counts and transit-supportive land uses can increase the demand for transit services. In addition to the two major transit providers, Transportation of Southfield Seniors (TOSS) provides advance reservation door-to-door service within Southfield and to and from its adjacent communities. Greyhound Bus links Southfield to communities throughout and beyond the region from a station at the corner of Lahser and 11 Mile at interchange of 1-696 and M-10. This station serves as a hub connecting local transit and automobiles with destinations across the country. Rt·novation or expansion of the station property in the future as a true multi-modal station in the future could support the City's goal of improving the transportation system without costly road widening. Key features could include bike racks or bike parking with bike route information, taxi stand, SMART bus information center and stop, and space to accommodate other transit providers such as DDOT or future regional enhanced transit services. Convenient access to transit is an important component of the City's Transportation Plan. Consistent with the City's goals, developing the City with a multi-modal transportation system will help maintain the long term health and sustainability of the community. The city of Southfield should consider transit needs (routes, shelters, park and ride) when evaluating development projects. In order to have the critical mass to make public transit viable, the density of development needs to be sufficient to support transit. Shopping and employment destinations need to be designed to be transit-oriented (and pedestrian oriented). A common standard sited by transit authorities is a threshold of seven dwelling units per acre or seven jobs per acre to create the critical mass to make transit viable. A diffused land use pattern near transit lines reduces ridership and the effectiveness of the system. In addition, low density development limits the ability for those who need transit service to easily access it. Where practical, the City should cluster the higher density development within a walkable distance (generally a quarter mile) from a transit route. Within mixed use areas, the highest intensity uses, such as retail and personal service uses, should be located closest to the transit route(s), with the remaining uses radiating out at a decreasing intensity. In addition, the city can help encourage transit use by ensuring that sites along transit routes are designed to be pedestrian-friendly, are located along routes accessing key destinations, and have bus shelters to make transit even more convenient for residents and workers. Transportation and Circulation 9-10 �City of Southfield Comprehensive Master Plan New or enhanced transit facilities (including new stops, shelters, or park and ride) should be considered where large commercial or residential developments are proposed along existing routes. Route networks and service areas should be examined for potential improvements if a large development is proposed where transit service is not provided. Design considerations are needed to ensure all residents and workers, including those who are disabled, have safe access to all transit stops. Stops with higher than average use should be 'enhanced' and include amenities such as a bus shelter, benches, signage, route information, and wider sidewalks, which all provide a more attractive environment and encourage the use of the transit system. Bus shelters have been shown to increase ridership compared to a stop without a sheltered area to wait for a bus, but maintenance (such as repair of damaged structures, trash collection) may require a joint effort between the City and transit provider. The City and SMART/DDOT should work together to identify locations and maintenance options for 'enhanced' bus stops. Any changes to routing, frequency, stop locations, and stop amenities must be coordinated with SMART and/or DDOT (or other relevant transportation agency). A highly accessible and convenient transit system requires a well integrated non-motorized network and transit oriented development patterns, which are discussed in more detail in this chapter. Non-Motorized Transportation Non-motorized transportation (sidewalks, bike lanes, pathways) not only helps meet the overall goal of a healthy community but also provides an alternate mode of travel. An interconnected system of bike routes, bike lanes, sidewalks, and pathways not only provide residents an alternative travel option for shorter trips, they also provide more convenient access to transit facilities, recreation opportunities, improve connections throughout the City, help reduce isolation, and can even help reduce traffic volumes. A more walkable community also has significant health benefits for its residents. The City should consider preparing a city-wide non-motorized transportation plan. A primary goal of non-motorized pathways is the connection of residential areas to parks, schools, and employment, shopping, and entertainment centers. Non-motorized transportation can provide health benefits by providing local, convenient facilities for ~outhfield exercise to allow users to be active and through the potential for reduced automobile emissions. While a majority of the City's non-motorized facilities are sidewalks, Southfield maintains a designated network of bicycle routes throughout the City. Primarily located along major streets, the system contains over 32 miles of bicycle routes that are contiguous, uninterrupted paths that connect destinations across the City as illustrated on Map 9-3. While most of the routes in the system are internal to the City, Nine Mile and Shiawassee routes terminate on the west at the city's border with Farmington Hills, and Evergreen route terminates on the north at the city's border with Beverly Hills. These routes offer the potential Jinks to communities beyond Southfield's borders. The City's bicycle routes are made of four distinct pathway types: Asphalt bike paths, 8 feet in width, marked with bike route signs (5 3/8 mi). Concrete sidewalk, 5 feet in width, marked with bike route signs (15 3/4 mi). Asphalt paved shoulder, 5 feet in width, marked with bike route signs (4 1/2 mi). Roadway (concrete or asphalt) marked with bike route signs (6 3/4 mi). Although not widely used in Southfield, on-street bike lanes, located adjacent to the vehicular portion of a road, may be used to accommodate higher-speed non-motorized travel. Sidewalks generally accommodate foot traffic and shorter bicycle trips, while pathways are known to accommodate both foot Transportation and Circulation 9-11 �City of Southfield Comprehensive Master Plan and wheeled, non-motorized travel. The function of each bike route (or new bike routes) should be considered when designing the type and width of facilities. The residents in Southfield have expressed a desire for more recreational pathways and local parks. To accomplish this, the City should capitalize on existing natural corridors, such as the Rouge River, to provide such resources. The natural, comforting environments of river corridors, coupled with the separation from vehicular traffic, make these corridors ideal for a pathway system. The watercourses often link Southfield with other communities, and provide the opportunity for future connections with other regional trails. In addition, river corridors are often associated with the regional detention basins that exist throughout the City. These sites, when properly designed, have the potential to become recreational destinations located conveniently along a pathway route. Throughout the community, the system of sidewalks and pathways should be continually upgraded and expanded. All new development and redevelopment should require sidewalks on both sides of the street, and standards and design criteria should be developed to ensure safe, convenient connections between internal circulation and public non-motorized facilities. The non-motorized transportation system should be expanded and upgraded taking into consideration the following factors: Connectivity. To establish connections between the Southfield pathways system and the greater regional pathways network, the City must coordinate with neighboring communities. Oakland County Parks and Recreation has developed a plan to create and expand a regional network of paths and trails. While no proposed pathways are indicated for Southfield, the City should actively pursue connection of Southfield's bike routes to those of neighboring communities, including Lathrup Village, Berkley, Oak Park, Huntington Woods and Detroit. provides a vision for future improvements. The City maintains a fairly well connected system, but the system is limited and has gaps in connecting key areas. Any new development in the City should be required to construct or improve the pathways along the site frontage, or contribute to a fund to expand and improve the City's bike route network. Continuity. Maintaining an interconnected system of sidewalks, leading to community or r1~gional pathways, enhances the pedestrian and nonmotorized environment. The City should vigorously pursue filling in gaps in the system that act as barriers. While City funds may be used for this purpose, the community in general should also share in this commitment. Options to accomplish this include requiring the installation of pathways along major roads and sidewalks throughout the interior of new projects or for residential lots that have not maintained or installed their sidewalks, requiring an escrow or performance guarantee when transfer of property ownership occurs. Continuity also refers to making critical connections throughout the system. This includes ensuring that sidewalks internal to a neighborhood maintain a connection to the main road or other pathway systems, and that commercial or civic destinations include non-motorized (and transit) connections and amenities for users. Accessibility. Children, young adults, seniors and disabled residents often rely on the non-motorized transportation system and public transit as their primary means of travel. Their unique needs must be considered when designing them. When considering improvements to these systems, the following considerations should be included: • • • • Map 9-3 shows recommended bike path/bike route improvements throughout the City. It illustrates the location of existing bike path/bike routes, and Southfield Require a safe non-motorized link between internal site amenities and the public nonmotorized system in regulations and when reviewing developments. Emphasize linking areas with high concentrations of senior or child/teen residents with facilities that serve them, such as senior centers, recreational facilities, churches and schools. Pedestrian signals that produce an audible sound to indicate signal changes to assist disabled and hard of hearing residents crossing at critical intersections. Maintain a consistent intersection design, so disabled users can easily anticipate where a bench, pedestrian crossing button, or shelter is located. Transportation and Circulation 9-12 �City of Southfield Comprehensive Master Plan ■ Install textured materials, such as brick or stamped concrete, at the edges of sidewalks to indicate where the walk ends and the motorized travel lanes of the road begin. One of the most important destinations for children and teens is school, both for regular class time and extracurricular activities. MDOT has a special program, described in detail below, to encourage and assist communities in evaluating and improving nonmotorized routes to schools. Safe Routes to School. Particular attention to safety is needed near schools. Schools in the Southfield Public School District should seek this funding source as a way to encourage walking or biking to school by providing a safer environment for children. The "Safe Routes to School" program, managed by the Michigan Department of Transportation, is expected to gain momentum because it offers state money for physical improvements and programs aimed at increasing students' use of the non-motorized system as a means to and from school. While the program requires each school to prepare an action plan in order to qualify for funding, the City SAFE ROUTES can assist in coordination and to School enginee1ing assistance for ,,r11:•,.;t r-~.1·•1tr.<:.-11r schools wishing to participate. Convenience. While people will walk farther distances for exercise/recreation purposes, the average pedestrian will not walk more than 15 minutes or a quarter mile to reach their destination. Therefore, convenient routes must be offered to encourage more pedestrian activity as an alternative to driving. This includes considerations for road crossings, conflicts with others using the same pathway, continuity of the pathway, and directness of the route. Inconvenient systems can encourage unsafe activity or use of non-designated pathways or crossings. Where the City wishes to increase pedestrian activity, it should ensure that continuous pathways are provided that offer numerous, safe crossings that bring the pedestrian to the forefront of consideration, rather than making the automobile the priority. Safety. Without a safe pedestrian system, it will not be used to its maximum. Elements such as lighting, proper maintenance, and proper crossing enhancements will bring comfort to sidewalk and pathway users, which will encourage more use. Where high pedestrian activity exists or is ~puthfield J 1' . encouraged, the City should work toward reducing the posted speed limits to reduce the severity or likelihood of serious injury or death in these types of crashes. A combination of these factors, along with the other elements that follow, should be used to increase the safety of the entire system. In addition, an annual sidewalk repair program is used to identify problems and repair existing sidewalks to provide a safe and accessible sidewalk network. This program is effective and should continue. Crosswalk Improvements. User safety is of particular concern where sidewalks and pathways intersect with motorized travel routes. Safety hazards exist where the non-motorized system crosses individual driveways, or where they meet at a road intersection. In these areas, the following improvements should be considered. ■ ■ ■ ■ ■ Pavement markings should clearly indicate to motorists where pedestrian activity will occur. Vehicles are not permitted to block these areas. Maintain clear vision zones at all intersections. This can increase visibility for motorists, pedestrians and bikers, all of whom need to be aware of potential conflicts. Narrow the roadway at crossing points by installing road medians or raised islands within the roadway to create a safe haven for pedestrians and bikers, or by eliminating onstreet parking and extending the sidewalk closer to the road. This wiJl reduce the number of lanes a pedestrian must cross and increases their perceived safety. These elements can also enhance the aesthetic environment by providing planting areas or resting areas. Provide adequate lighting at intersections so pedestrians and bikers are safe at all hours. Include overhead flashers to indicate nonsignalized crossing points. Mid-block crossings Transportation and Circulation 9-13 �City of Southfield Comprehensive Master Plan • • can be further enhanced by using pavement markings and signage at the motorists' eye level. Consider restrictions of right turns on red at high volume intersections, as most motorists fail to consider the pedestrian when turning. Include medians in the design or redesign of intersections, especially where a high volume of pedestrian activity is expected. Medians provide safer crosswalk options for all residents. On-Street Bike Lanes vs. Separated Paths. While not widely recognized, design of sidewalks and pathways can discourage use by bicyclists. Bicycles using sidewalks or shared pathways often encounter slow pedestrians, multiple driveways and intersection signals that interrupt their flow. These factors can Buffers. Landscaped buffers consisting of street trees or other streetscape elements create a separation between motorized and non-motorized activity. They also provide a physical barrier to protect pedestrians on the sidewalks from vehicles, and breaks in landscaping indicate to motorists where driveway and non-signalized intersections are located and where pedestrians are likely to cross. Buffers should not be confused with setbacks, as larger setbacks are not necessarily endorsed as a way to improve pedestrian safety because they can decrease visibil1ty from motorized traffic. Implementation In addition to specific measures outlined above, general implementation tools such as funding sources and impact studies will play an important role in realizing benefits proposed by this plan. During the plan process, citizens and the Advisory Committee identified a desire for more bike paths and sidewalks in the City, as part of a healthy Southfield initiative. Transportation Funding Pathway Bicycle Lane slow their speed, and discourage bicycle activity. Alternatively, on-street bike lanes allow bikers to travel at higher speeds, and give them the right-of-way over intersecting traffic and pedestrians. Bikers using designated on-street lanes share the road with motorists and are more visible to them. The City should consider adding bike lanes along routes commonly used by bicyclists. Bike lanes require some public education during the initial stages of use, but can provide desirable travel alternatives in the long-term. ~l_!thfield The primary source of City funding for roadway improvements is the Michigan Transportation Fund (MTF), established by Public Act 51 of 19 51, as amended. This program is administered jointly by the Department of Transportation and the Department of State. State revenue from fuel taxes, vehicle registration taxes, sales taxes from auto related sources, and other vehicle fees are provided to local road agencies in accordance with statutory formula. This is the primary funding source for both the City and the Road Commission. There are also federal transportation funds available for transportation improvements through a variety of programs including the Federal Highway Trust Fund, National Highway System, Surface Transportation Program, State and Community Highway Safety Grants and Congestion Mitigation and Air Quality Improvement Program (CMAQ). These funds are allocated to road agencies by SEMCOG through the long range regional transportation planning process and the Five-Year Transportation Improvement Plan (TIP). Federal transportation legislation also established a fund for specific transportation enhancement activities, such as non-motorized or streetscape improvements. Funds from the Surface Transportation Program (STP) are set aside for these activities and can include a number of transportation Transportation and Circulation 9-14 �City of Southfield Comprehensive Master Plan enhancement activities including historic preservation, landscaping and beautification, bike paths, roadway improvements, environmental mitigation to address water pollution due to highway runoff and other similar projects. Each year funds become available for allocation based on competitive needs. Requests are solicited and screened for application completeness at the local level, screened for project merit at the regional level and finally selected for action at the state level by MDOT. MDOT also offers a Transportation Economic Development Fund (TEDF) to assist in the funding of highway, road, and street projects necessary to support economic growth. The program's mission is to enhance the ability of the state to compete in an international economy, to serve as a catalyst for economic growth, and to improve the quality of life enjoyed by Michigan residents. Specifically, the program is intended to create or retain jobs and encourage private sector investment. The fund, administered through the Michigan Department of Transportation Office of Economic Development, in conjunction with the president of the Michigan Strategic Fund, provides a means for state government, local agencies and businesses to work together to meet the often extensive and urgent demands placed upon the transportation system by economic development throughout the state. Those eligible to apply for funds are MDOT, Road Commission for Oakland County and the City. There are several types of TEDF grants available. Roadway improvements in Southfield could qualify under Categories A and C. • Category A is intended to improve the network of highway services essential to economic competitiveness; improve accessibility to target industries as a catalyst for economic growth; support private initiatives that create or retain jobs; and encourage economic development and redevelopment efforts that improve the health, safety, and welfare of Michigan citizens. A 20 percent local match is required. Category C is intended to promote increased economic potential and improve the quality of life by reducing urban traffic congestion levels. The project must reduce traffic congestion on county primary or city major streets within urban counties (counties with a population greater than 400,000). There are also other local programs that can be used as a source of funding for roadway improvements. The City has the Cornerstone Development Authority (CDA) that provides funding mechanisms for infrastructure improvements within the CDA district, such as Tax Increment Financing (TIP). The property tax revenue captured by the City within the TIP district can be used to finance improvements established in the overall CDA plan. The City may also establish a Local Development Finance Authority (LDFA) to fund infrastructure improvements in industrial areas. Similar to the CDA, the LDFA can use Tax Incremen' Financing to fund infrastructure improvements. Traffic Safety Board. Similar to other successful communities in the region, Southfield should form a Traffic Safety Board (also known as a Traffic Review Board) comprised of members appointed by the City Council. With the support of staff from the engineering department, this board would review citizen complaints and comments, development and redevelopment, and proposed transportation projects to consider all land use and transportation impacts, consult standards, and ultimately make decisions on driveway locations, circulation of developments, and transportation improvement projects. The Board would use many of the tools outlined in this Chapter, including access management, traffic calming, gateway and portal treatments, and traffic impact studies. In order for the City to mitigate anticipated traffic impacts of a proposed project, they must understand how much traffic will be generated. A traffic impact study should be required for a rezoning request or proposed project that would generate traffic above a specified threshold. In Michigan, this threshold is typically 50 or more directional (one-way) trips in the peak hour or 500 trips expected in an average day. In reviewing traffic impact studies, established sources such as the Institute of Transportation Engineers (ITE) Trip Generation Manual or "Evaluating Traffic Impact Studies: A Recommended Practice for Michigan Communities" should be referenced to determine how the projected traffic will impact the City's transportation system. Roadways must be designed to meet the needs of all modes of travel and to support the availability and use of alternate modes of transportation. As the City continues to develop and redevelop, a more pedestrian and transit-oriented streetscape should be favored over the sole convenience of automobiles. In addition to a reduction in the expected vehicular level of service, developers should be encouraged to improve the adequacy of sidewalks, pathways, bike lanes and transit convenience and access. Transportation and Circulation 9-15 �City of Southfield Comprehensive Master Plan 10 Public Facilities and Services City Government Goal • Southfield will offer high quality and efficient public services for residents. Introduction The city of Southfield offers a range of public facilities to its residents and businesses. The quality, availability, and cost of these elements are among the factors influencing growth and redevelopment in the City. Residential, commercial, and especially industrial users make location decisions based. in part, upon the ability of a municipality to meet their present and future needs in the most cost effective way possible. As competition for new development/redevelopment among communities grows and as technology advances, citizens and business owners will expect more from local government. To keep pace with these demands, Southfield must continually upgrade and diversify its facilities and services. Public facilities and services include educational and religious institutions, library facilities, public safety, parks (discussed in Chapter 8 Open Space and Recreation), sewer, water and refuse removal (discussed in Chapter 11 Community Utilities), all of which are provided to serve the needs of residents and businesses m Southfield. See following Map 101. These are all organized and operated on a daily basis by city departments. Citizens also influence these services through participation in commissions, boards and election to City Council. The basic form of local government in Southfield is Council-Administrator. The Administrator is responsible for overseeing the everyday mechanics of City government and reports directly to the sevenmember City Council. City Council is ~he local legislative body which determines City policy, makes decisions on zoning, ordinances, and legislative matters. The Mayor, the ceremonial head of City government, makes recommendations to Council and is the City's representative to all other legislative bodies. City Departments. The City of Southfield City Hall is located on Evergreen in the Municipal Center complex. The building houses offices for most City Departments and boards and commissions. At the time this plan was prepared, the City had 26 departments under the Mayor, City Council and the City Administrator. Many of those departments will have a direct or support role in implementation of this plan. Boards and Commissions. Southfield has an active citizen population that participates in a number of different boards and commissions. Citizens may become members of these groups either through appointment or by election. At the time the plan was prepared, these bodies included, but are not limited to: Brownfield Redevelopment Authority City Centre Advisory Board City Council Commission on Senior Adults Cornerstone Development Authority Economic Development Corporation Historic District Commission Historic Designation Advisory Board Housing Commission Library Board Local Development Finance Authority Parent-Youth Guidance Commission Parks and Recreation Commission Planning Commission Tax Increment Finance Authority Total Living Commission Veterans Commission Zoning Board of Appeals Public Facilities and Services 10-1 �Map 10-1: Community Facilities Southfield Comprehensive Plan (/) 0 C ~ ::::n (l) a: ;:o C. ----------·-· 1-··--------------------------------- ' r·---------------------------------- ; : i Legend i L-----, Q 4 L------- 6 12 Mil Rd Police Fire I i ns _nn i Public Schools I 9 _,.. Civic Center (City Hall, Library) 12 i, ___ C) 1, ADLAI STEVENSON ELEMENTARY cil (l) 1 :::, ffi1 2, ALICE M BIRNEY MIDDLE SCHOOL ::0 3, ARTHUR ASHE ACADEMY 0: C. 4, ARTHUR H VANDENBERG ELEMENTARY i 5, BRACE LEDERLE ELEMENTARY SCHOOL i !'------------ 7, MACARTHUR K-8 UNIVERSITY ACADEMY 6, BUSSEY CENTER i 8, DWIGHT D EISENHOWER SCHOOL 9, FRED D LEONHARD ELEMENTARY , 15 10, GLENN LEVEY MIDDLE SCHOOL I ' - i l. 8 11 , GLENN SCHOENHALS ELEMENTARY 12, HELEN MCINTYRE ELEMENTARY 13, JOHN F KENNEDY ELEMENTARY C/) 0 c:: 14, MARY THOMPSON MIDDLE SCHOOL (l) 15, MORRIS ADLER ELEMENTARY ~ ::::n 0: 3 ::0 16, SOUTHFIELD LATHRUP HIGH SCHOOL C. ~ 13 17, SOUTHFIELD HIGH SCHOOL Religious Institutions 10 Rd • Private Schools • Colleges & Universities 5 "C ::i" -;,:- a:: (/) ..c a. ~ w Af .'.l. 7 g O> Q) ~ O 0.25 0.5 Miles 1 inch equals 3,000 feet 8 Mile Rd �City of Southfield Comprehensive Master Plan Other Agencies and Jurisdictions. Southfield includes a host of outside agencies that require ongoing coordination and communication. Two key agencies are the Michigan Department of Transportation (MDOT) and Oakland County. The County interacts with the City in many facets including the drain and road commissions; parks and recreation, planning, and economic development departments; and court system. The Department is among the busiest in the County and still manages to maintain an average response time of less than four minutes to any address. In 2008 there were five fire stations, two located on 9 Mile, two on 12 Mile, and one on Lahser Road as depicted on Map 10-1. Public Safety The City of Southfield Public Safety Group includes the police and fire departments and is committed to providing the best possible service, protection and prevention by providing ongoing training for personnel and keeping current with community needs. As a result, Southfield's Public Safety response system is considered one of the best in Michigan. Fire. The Southfield Fire Department was the first in Michigan to offer advanced life support (paramedic) when it initiated the service in 1972. Since then, it has continued to be a leader in emergency medical service, with the most modem training and equipment available. Southfield offers a full-service Fire Department which has the dual ability to fight fires and provide paramedic service. It also supplies technically trained special rescue teams such as hazardous materials, high-rise, confined space and trench rescue. Soutl~/'ield Fire Department Mission ".. to prm•ide the citizens and visitors of Soutl~field with the highest quality fire prevention, emergency medical care andj'ire protection available. We accomplish this mission by intense training, thorough preparation, prompt professional response and a positiJ,e, caring attitude toward those we are sworn to protect." S uthfield Police. The City of Southfield Police Department is an integral part of the Public Safety Group. The Southfield Police Mission "We believe in the dignity and worth of all people. We stand.for providing fair and equal enforcement<~{ the law for all. We are committed to a professional approach to law enforcement and supporting the needs of our community. We shall strive tu make 0111· department exude the trust and CUl{{idence of the commw,ity through community-oriented policing, continual comprehem;ive training, and by selection and retention of quality personnel who will best represent the police profession." department, based out of the Municipal Center, provides a full range of quality services which include marked and unmarked patrol units, investigative staff, and crime prevention services. Numerous accolades and awards have been bestowed on the police department by various organizations. Emergency Management. Emergency Management has been in the Southfield community for many years. Formally termed Civil Defense, Emergency Management was designed to meet the current needs of residents with regard to early warning and safety in cases of natural or man-made disasters. While many communities rely upon County and State agencies, Southfield has an independent Emergency Management Division to serve its residents directly. Public facilities and Services 10-2 �City of Southfield Comprehensive Master Plan Library Facilities The Southfield Public Library is located within the Municipal Center complex on Evergreen Road. The library has been a dependable community resource and center for intellectual freedom since its conception with a collection of 300 books at its founding in I 844. Since that time, the library has steadily grown and now offers an unsurpassed collection of print and media, all easily accessed within a world-class building constructed in 2003. All residents of Southfield and Lathrup Village are eligible for a Southfield library card, which provides access to the library's off-site, web-based information sources. In addition, Southfield is a part of The Library Network (TLN) which permits residents to use libraries in other metro Detroit communities who have formed reciprocal borrowing agreements. The Southfield Public Library offers a full array of modern library services. Beyond a great print collection, residents can enjoy music CDs, DVDs, well-equipped computer labs, and wi-fi throughout the building. Below is sampling of the types of amenities available at the library: The Bookends Cafe Friends Book Sales Drive-Up Services Express Check Out Stations Books by Mail English Language Learning Instruction System Foreign Language Collection Literacy Collection In 2008, the Southfield Public School district had 17 school sites located near and within the neighborhoods, and accessible by school bus or walking and biking. They include: Adler Elementary School Birney Middle School Brace-Lederle K-8 School Bussey Center for Early Childhood Education Eisenhower Elementary School Kennedy Elementary School Leonhard Elementary School Levey Middle School MacArthur K-8 University Academy McIntyre Elementary School Schoenhals Elementary School Southfield High School Southfield-Lathrup High School Southfield Regional Academic Campus (SRAC) Stevenson Elementary School Thompson Middle School Vandenberg Elementary School ,- Farmington r' Public ._ , Southfield Public Schools Schools - -1 ll L,; --~ Educational Facilities Public. The majority of Southfield residents, and all of Lathrup Village, are served by Southfield Public Schools. A small segment of the population in the northeast comer of the City attends Birmingham Public Schools, while some in the southeast comer attend Oak Park Schools. ~ uthfield I f: arencevillf? Schools -. I I l _ i lOak Park- -- - ~ -Schools' - - - - - - - - -·-· - Source: Oakland County Planning and Economic Development Services While enrollment in the district has declined in the past four years, a trend that is expected to continue, MEAP scores continue to improve. See Figure 10-1 on the following page. MEAP scores increased each year and are comparable with state averages. The graduation rate for the graduating class of 2005 was Public Facilities and Services 10-3 �City of Southfield Comprehensive Master Plan 84.5 percent, which is just slightly under the state average of 87 .7 percent. Private and Charter. In addition to the public schools, there are a number of other charter, private and parochial schools at all levels in the area. At the time this plan was prepared there were 18. Figure 10-1: Southfield Public Schools Total District Enrollment Trends 2007 3 2008 3 2004 1 2005 1 20062 10, 102 10,121 9,484 Official Fall Counts 2 Total 9/27/06 Count Day 3 Projected Enrollment Method 2 Source: Southfield Public Schools 9,020 8,568 Charter schools in Southfield enrolled over 3,500 Southfield students in the Fall of 2006, while nearly 1,300 Southfield students attended private schools both in the city of Southfield and across the metro Detroit area. Colleges and Universities. The city of Southfield is home to many institutions of higher learning, including these two notable higher educational institutions: ■ Lawrence Technological University (LTU). This private university occupies 125 acres in the City. LTU enrolls nearly 5,000 students in more than 60 degree programs at the associate' s, bachelor's, master' s, and doctorate degree levels in Colleges of Architecture and Design, Arts and Sciences, Engineering, and Management. Oakland Community College (OCC) . With eight campuses in southeast Michigan, OCC has an enrollment over 70,000. The Southfield Campus focuses on the health profession and offers 15 programs ranging from health professions and technologies and nursing to diagnostic medical sonography and nuclear medicine technology. Religious Institutions Southfield has a diverse population with varied spiritual interests. As a result, the City contains more than 50 religious institutions and places of worship. ~';:lthfield Public facilities and Services 10-4 �City of Southfield Comprehensive Master Plan Recommendations City Government. The City currently offers a wellorganized structure to handle the demanding daily issues of a mature community. The responsibility of implementing various recommendations will fall on different departments and include different jurisdictions. In the years following adoption of this Plan, it will be important that all of the departments coordinate on a regular basis regarding the implementation status. These efforts should be organized in a way so everyone is communicating efficiently and duplication of efforts is avoided. A Capital Improvements Plan (CIP) is a means of coordinating the long-term projects of each department with a priority level and funding source. CIPs typically cover five-year periods and are updated annually. ease citizens will feel. This will, in turn , garner longterm stability among residents and business owners and assist with residential and economic growth. Library, Educational and Religious Institutions. Institutional resources such as libraries, schools and places of worship enrich the lives of citizens and are important in attracting new businesses and residents to the region. Institutional resources should be showcased consistently as this plan is implemented. While development of institutional facil ·ties many times falls out of the City' s jurisdiction, the City should work with the appropriate agencies to maintain a high quality of services and ensure convenient access to the facilities . Most importantly, the city of Southfield should work to highlight these facilities in promotional materials to help market the City. There will be occasions where strategies and recommendations are inconsistently defined or interpreted, therefore is it important that regular ' training ' sessions be held. These sessions will help to ensure consistent interpretation of goals, brainstorming implementation strategies and conflict resolution. Public Safety. The fire and police departments are important resources in implementing this plan and building upon the assets and quality of life in the City. Both departments should continue to use their current programs and services to improve neighborhood and business safety and increase the feeling of safety throughout the community. The Southfield Police Department has specific priorities for the future including: • • • Continue implementation of non-traditional police management concepts, or the private sector approach to governmental management. That is, increase the level of service by viewing the public and police employees as customers and addressing their needs. Develop and encourage a leadership style that will support a high level of service by retaining and developing our personnel. Continue community policing programs, partnerships between police, business, schools, and citizens, designed not only to solve crime, but to help solve related problems. For all public safety elements, it is important to remember that the more open and visible these departments and efforts are to the public, the more at Southfield ~ -. . Public Facilities and Services 10-5 �City of Southfield Comprehensive Master Plan 11 Community Utilities Goals • Southfield should provide and maintain a high quality, cost effective, energy and resource efficient public water supply, public wastewater service, storm water management and household refuse and recyclables collections for the community; and serve as a warden for the installation of telecommunication facilities and power transmission lines. Between July 1995 and February 2006, the City purchased an average of 13.26 million gallons per day from SOCW A. During this period the amount of water purchased and billed to individual Southfield customers trended downward. The difference between the amount of water purchased from SOCW A and the amount Southfield bills to its customers represents water loss. The a, erage water loss in the City's water distribution system has been decreasing. The average water loss dropped from 9 .1 percent in 1999 to 6. 7 percent in 2007. This is less than the typical 10 to 12 percent average water loss for a community of Southfield's size. Introduction Southfield's water usage breaks down approximately as follows: Water. Water is provided to the city of Southfield by the Detroit Water and Sewerage Department (DWSD) via the Southeast Oakland County Water Authority's (SOCWA) pumping and distribution system. SOCWA's governing body is a Board of Trustees consisting of one representative from each member community. Fi ~ure lllWt us omer Class - : a er Ct Customer Class The SOCWA water system has two primary connections to the DWSD water system. These are near the intersections of 12 Mile Road and Inkster Road, and 14 Mile Road and Lahser Road. There is a third connection to DWSD near the intersection of Greenfield Road and 8 Mile Road. Because this connection does not have as much available hydraulic grade elevation, this flow is pumped into the SOCWA system through SOCW A owned and operated pumps. These pumps are only used during periods of high demand in the summer when the two primary connections cannot be utilized any more due to their high flow limits. The SOCWA system has five ground storage reservoirs with a total capacity of 29.5 million gallons. Water is pumped by seven pump stations out of storage and into higher terrain. It has three elevated water storage tanks with a total of 3 million gallons. SOCWA delivers water through approximately 54 miles of water main with diameters ranging from 16 to 48 inches leading to 48 metered connections to its 11 member communities. Residential Commercial Total Usa2e 68 % 32% 100% The 2007 Water Master Plan Update projected that average water consumption in the City would not change significantly over the next 20 years. The City's water system has two pressure districts. The high-pressure district is located in the northwest corner of the City in the area generally bounded by 11 Mile Road, Telegraph Road, and the City' s limits. This district is created through two connections to SOCW A high-pressure mains. These connections are SO- IO and SO-11. City system demands from the SO-11 connection flow through a Pressure Reducing Valve (PRV). Another PRY exists in the City system along Inkster Road near the intersection of Inkster Road and 11 Mile Road. This PRY allows connection between the high-pressure district and the remainder of the City's water distribution system. The City's distribution system contains no storage tanks or booster stations. The most recent Fire Protection Classification Improvement Statements for the City were prepared by the Insurance Services Office (ISO) in 2002. The City ' s Fire Protection Classification is rated as 3, which is considered to be a good fire protection rating for a city of Southfield's size. Community Utilities 11- 1 �City of Southfield Comprehensive Master Plan Sanitary and Combined Sewers. There are approximately 217 miles of sanitary and 40 miles of combined sewers in the City. New sanitary sewer lines are being installed in many areas, allowing more properties to connect to the sanitary sewer system. The City contracts with the Oakland County Drain Commissioners Office for sewage disposal via the DWSD sewage system. Storm Water. The City's 1999 Storm Water Permit Application and 2001 Storm Water Management Master Plan contains detailed information on the City's storm sewers. There are six drainage districts in Southfield as follows: Drainage District Twelve Towns 8Mile Evans Branch Main Rouge Pebble Creek Rummell Drain Drains to: Ultimately to the Clinton River Rouge River Rouge River Main branch of the Rouge River Rouge River Rouge River drainage. In Southfield there are 40 miles of natural watercourses including nine miles of the Main Branch of the Rouge River and over 31 miles of Rouge River tributaries. FiscaJ Year 2006/07 Water and Sewer Expenses. Recommended water and sewer fund expenditures in the fiscal year 2006/07 budget totaled approximately $35 million. This included approximately $3.4 million in capital projects. Water and sewer expenditures are approximately 26 percc nt of alJ City expenditures. Recommendations Water. The 2007 Water Master Plan Update recommended the following capital improvements to the City's water infrastructure. Details of these proposed improvements are included in Appendix F of that report. ■ ■ ■ ■ The City covers approximately 26.2 square miles (16,768 acres) with 21.7 square miles within the Rouge River Watershed and 4.5 square miles within the Clinton River Watershed. ■ There are approximately 34 Oakland County drains within the City. The majority of the City's sewer system consists of separate sanitary and storm sewers. However, some areas of the City are in the Twelve Towns Drainage District which is a combined sanitary and storm water system. The report also recommended the following operational improvements: ■ There are approximately 6,000 storm and combined system catch basins that the City is responsible for, 4,000 catch basins on private property that are privately maintained and 2,000 on federal , state and county road rights-of-ways in Southfield. Of the City's 6,000 catch basins, it cleans approximately 3,000 each year. The Main Branch of the Rouge River and its tributaries and the Clinton River are the receiving waters for Southfield's 26 square miles of surface Phase I Improvements (Cost estimate $2,750,000). Phased development of a high-pressure district in the Northeast section of the City. Implementation of pilot pipe rehabilitation practices. Preparation of a Michigan Department of Environmental Quality Drinking Water Revolving Fund Project Plan for the remainder of the City based on the pilot rehabilitation program. Phase II Improvements: Replace and/or rehabilitate various old, small diameter, cast iron water mains with a history of water main breaks. ■ Develop a valve maintenance program, including knowing the operational condition and location of valves. This is especially needed in sections 11 through 13 of the City to enable the successful implementation of the recommended high pressure district. The City should conduct a field reconnaissance to locate and identify valve conditions in these sections. The City should use Global Positioning Systems (GPS) for these valves and incorporate their locations into the existing Geographic Information Systems (GIS) database. Explore the use of trench less technologies to rehabilitate water mains in priority districts. Community Utilities 11-2 �City of Southfield Comprehensive Master Plan • • • • Record and manage data about pipe size, soil conditions, material and other pertinent information for use in future decision-making processes. Develop a computerized maintenance management program. Establish data viewing terminals or acquire SCADA (supervisory control and data acquisition systems) data from SOCWA on a regular interval. By documenting flow rate and pressure variations, the City will improve the flow management of the water distribution system. Because the SO-11 connection meters approximately one-half of all the water used in the City, this connection as well as the water mains connected to it, should be regularly investigated and maintained. Storm Water. The City's 2001 Storm Water Management Master Plan recommended that each of the City's 6,000 catch basins be inspected and cleaned at least once a year and each connecting storm sewer line should be cleaned at least every five years. The City's annual Rouge River Clean Up Day project should be supplemented by additional clean-up efforts at other times of the year to allow for a wider pool of volunteers. The City should also develop an "adopt a section" program for the Rouge River. Businesses, churches and other groups would then maintain and enhance their section either through the June event or at other times of the year. The City should consider more bank stabilization projects using contractors, seasonal college labor, court probation workers and volunteer groups. The City should review the feasibility of establishing a viable, dedicated funding source for its storm water management program, such as a storm water utility. ~outhfiel9 Community Utilitie s 11-3 �City of Southfield Comprehensive Master Pion 12 Community Image Goals • Promote commercial and residential development/redevelopment that is carefully considered , aesthetically pleasing and functional. • Improve the highly visible public parks/open space/roadways to maintain community character and increase public safety. • Enhance the identity and appearance of mixed use/commercial districts and residential neighborhoods. • Protect and enhance Southfield's natural attributes. Introduction A community's physical image is composed of both natural and man-made features. Distinct or unique features such as the elaborate design of a landmark building, maintenance of a concrete median, or debris along the roadway are all elements that play a part in defining community image. Many of the elements that make up the community's physical image have to be accepted as givens or beyond local public control. The natural features which make up the physical environment of Southfield, such as the general topography, rivers and streams and existing vegetation, are elements which cannot be easily changed and must be considered permanent. Also, many of the region's economic and man-made structures and features are the result of forces beyond the local control and need to be accepted or accommodated. Some of these larger forces include the following: dominance of the automobile, new technologies and changing market trends. Dominance of the Automobile. One of the greatest impacts on our lifestyles and on our urban environment has been the emergence of the "automobile culture." The auto, while providing convenient and comfortable transportation, has also contributed to urban sprawl, air and water pollution, and the need for an extensive network of roads and parking facilities. These factors tend to be a primary component of our visual environment. How to accommodate the auto is perhaps the single most critical challenge in contemporary urban design. New Technologies and Changing Market Trends. Technology is changing how we design our homes and communities. Communication technologies, such as television, the computer, video r~corders and the Internet are changing many of our personal habits and patterns, ranging from how we shop to how we interact and are entertained. For instance, before the advent of movies, television and videos, people would frequently sit on front porches and socialize with their neighbors. Conversely, the current trend is to rent a video and watch it at home or go to a multiscreen movie complex. Regarding shopping, the market trend has been to develop large, single-stop, "big box" retailers. In the future, more shopping will be done via the Internet without leaving the home or office. Coupled with Internet shopping use, many communities and their residents long to venture out in the community and interact/socialize in a community and/or neighborhood multi-store commercial districts/node where they can feel a part of a larger diverse community. These trends are not absolute, but they do show that our general living patterns are changing and these changes need to be continuously monitored in order to provide the appropriate response in our physical environment. All these major forces can be appropriately managed and controlled to minimize most of their negative environment and visual impacts. The essential requirements are to recognize that these forces are a major factor in our lives and address them realistically and appropriately. The community Image Plan was prepared with the understanding that Southfield wants to improve and enhance its physical environment, even if the enhancements will require extra effort in terms of capital costs, upkeep and maintenance expenditures. Common, day-to-day housekeeping items, such as the need to keep streets clean, prune and trim street trees, pick up litter and debris, and remove weeds and unsightly vegetation, are assumed to be basic requirements and are not discussed in this chapter. However, their importance in presenting a good community image is critical and must be funded at appropriate levels. Community Image 12-1 �City of Southfield Comprehensive Master Plan Various elements combine to form community image. In using the Comprehensive Master Plan as a tool to enhance image, it is important to consider the issues that shape Southfield's image. The following questions help to frame the challenges/issues related to community image: • Can the commercial corridors be visually improved? • Should and/or how can the image of Southfield be improved in the minds of residents and nonresidents? • How can the sense of "place" be enhanced? • Should neighborhoods be more clearly defined and identified? • How can the entrances (or gateways) to Southfield be more clearly identified? • Do the City, business community and school district market themselves effectively to existing and prospective residents (especially families)? The answer to these questions will help guide actions related to community image. Some of these issues are explored in greater detail in the remainder of this chapter. who reside in Southfield, as well as those who may be making an investment or relocation decision. Simply put, beauty adds value to the community. The appearance of Southfield is one of the foremost influences in value and one of its most regarded assets. Residents take pride in their community and its attractive and interesting places. Businesses also like to locate in attractive environments, which improve their ability to recruit employees, host clients and investors, and continue to in •;est in their facilities. The appearance of Southfield is formed by many factors. While some areas rely on the beauty of their natural environment, such as the Rouge River corridor and its tributaries and open spaces, other areas must focus their attention toward design of their public spaces, municipal buildings and infrastructure, while taking a proactive stance to ensure their land use standards deliver quality development/ redevelopment outcomes. Without focusing attention on the quality and sustainability of physical development, character is left to chance, leaving little opportunity for the community to control the destiny of its appearance. The appearance of Southfield is important to its livability and its physical and economic development. Residents, business and property owners recognize the value of an impressionable community and are committed to its betterment. They desire welcoming entryways, attractive corridors, unique and inviting districts, pleasant and quiet neighborhoods, beautiful parks and public open spaces, well-kept properties, and a community presence that exhibits its unending pride. This is a keen awareness that qualities such as charm and character do not just happen; rather, they require the involvement of the whole community to make improvements - both individually and collectively - to achieve the overall community vision. The image, character and appearance of Southfield are of top priority according to the community that participated in the residential opinion survey and key person interviews and community forums. Residents, business and property owners, and community stakeholders recognize the importance of quality of life in the success of their economic development; therefore, both desire and expect quality new development and redevelopment. There is a strong desire to improve the entrances to the City with distinctive gateways, enhance the roadway environs with streetscape improvements, create an identifiable community center "downtown," add more landscaping and screening of parking and storage areas, control the size and location of public and private signs, incorporate public displays of art and community history, manage the appearance of structures and vacant priorities, and diligently enforce the City's codes. Southfield's physical character is perhaps the single most evident glimpse of its economic viability, government proactiveness and civic pride. The initial impression of the community is formed by the quality appearance of its physical development, including the nature of community aesthetics; condition of municipal facilities and spaces; amount of public open space; maintenance of roadways and public infrastructure; and the overall attractiveness of the community. The appearance of the community contributes to quality of life and livability for those The focus of this Chapter is the character and appearance of Southfield, which emphasize how the physical elements of individual corridors and districts fit together to form a unified whole community. It also expresses how the framework of the community ties important locations together and helps orient people within the community, how new construction relates to the physical elements already in place, how districts and neighborhoods are to function and be designed, and how government processes work to effectively achieve these goals. Community Appearance Community Image 12-2 �City of Southfield Comprehensive Master Plan This chapter also focuses on character and design issues and is intended as a community image vision for the future of Southfield. The Community Image Plan emphasizes the primary attributes of the community, the features that make it special, the policies that can preserve its valued assets, and how character and design may be used to improve community appearance. This plan is important because: • • • • Sensitive design and development policies can enhance the livability and quality of life in Southfield, which strengthens the community's competitive position. Good design and quality development increase property values and, therefore, tax revenues. A community with character has been demanded by the public, which articulated their desire for an enhanced community appearance through their involvement in the comprehensive master planning process. An attractive community is achievable as the City uses its financial resources, regulatory means, strategic policy decisions, and its own sense of design on public projects to influence private development. Community Appearance Issues In conjunction with the Comprehensive Master Plan Steering Committee, input received from interviews, meetings with sub-area stakeholders and input from the Resident Public Opinion Survey, there are a number of key appearance issues identified, including the foJlowing: Development Pattern and Form that Contribute to Visual Appeal. The evolution of development in Southfield has radiated from the center of Detroit with its freeway systems traversing through the City and a grid street system, with principal arteries spaced evenly on the mile section lines. As a result of local and regional traffic patterns and volumes, higher land values exist adjacent to these thoroughfares leading to more intensive nonresidential use. Telegraph, Southfield, Greenfield, Evergreen, and 8 Mile Roads; sections of 9 Mile, I 0 Mile and 12 Mile Roads; and other arterial roadways have developed or are developing with commercial/office/service uses. The resulting street environment is a patchwork of parking lots for each individual business with, in many cases, multiple property entry and exit points. Signage for each of the businesses shares the limited space immediately adjacent to the street with power and light poles, sidewalks, traffic devices and street signs, and other public displays. Southfield -=-- Enhanced Corridor Environments. As described in the previous issue statements, the appearance of the corridors is perhaps the most significant issue pertaining to community appearance. After all, these are the most frequently traveled roadways in the community, carrying both those who travel them daily and those who are introduced to the community for the first time. The appearance of the corridors may be characterized in two ways. They are characterized by either their wide street sections or by varying building setbacks and expames of parking adjacent to the street, limited provision of green space or landscaping, multiple points of ingress and egress interrupting the pedestrian ways, a proliferation of signs with little consistency as to its placement and size, and widely varying building styles and use of materials. Achieving enhanced corridor environments involves policies, programs, regulations and incentives addressing each of the contributing factors. Enhancement of a single factor will help but will not result in a positive visual impact. Instead, each of the factors must be handled together to revitalize and re-establish a desired character and appearance. There are two separate, yet related, components involved in improving the appearance of corridors. First is the street right-of-way, which is owned and controlled by the City, Oakland County or the Michigan Department of Transportation. Within the public rights-of-way, the design of the pavement surface, including whether the roadway is undivided or divided by a raised median, improved with curb and gutter, or constructed of asphalt or concrete, contributes to the appearance of the corridor. Maintenance of the pavement surface, as well as the open space within the rights-of-way, is also significant to its visual appeal. The preservation of natural features, such as vegetation and wetlands, and provision of green space and landscaping helps to soften the roadway environs and enhance views. The design of structures, such as bridges and overpasses, retaining walls, and drainage improvements, are also important elements in the overall design scheme. Each of these improvements is largely at the discretion of the City in coordination with Oakland County and Michigan Department of Transportation. The second component involves private property, which must be either regulated or provided with incentives to achieve the desired development outcomes. Typically, regulations and design guidelines pertaining to building appearance, signs, landscaping, screening and buffering, and open space are applied city-wide or to the properties within a certain distance of specified corridors. Incentives for compliance with the standards/guidelines may Community Image 12-3 �City of Southfield Comprehensive Master Plan include automatic approval, increased density or intensity, relaxed parking requirements, reduced dimensional standards, or financial participation through grants or when done in conjunction with a public infrastructure improvement. Preserved Vegetation and Community "Greenness." Trees and vegetation - or a lack thereof - contribute significantly to the appearance of the community. Landscaping is useful in the design of individual sites, corridors, and districts to enhance aesthetics, frame quality views, buffer adjacent uses, and screen activity areas or undesirable views, as well as serve an important environmental function by altering the microclimate. Regulations and guidelines imposed by the City on new development, redevelopment or building additions should require preservation of mature trees, as they are commonly felled during construction and replaced with smal1 caliper trees-if any at all. Furthermore, limited landscaping within buffer yards, throughout large parking areas, in the streetscape areas, and around the perimeter of the site, is more often than not the first to be lost to project budget woes. As a percentage of overall project costs, though, the added price of landscaping is nominal, yet proven to add value and return to the development. People are naturally attracted to pleasant environments, whether they are well-designed neighborhoods, commercial centers, a downtown district, or public spaces; therefore, the value of landscaping and open space must not be overlooked. Well-defined Community Gateways and District Portals. Based on the comments received by residents, business and property owners, and community stakeholders the appearance of community entrances is important. They are proud of their community and would like to continue to portray a positive first impression on those who visit or pass through the community for the first time. Understanding this pride, the City has installed community entry signs/markers in cooperation with Lawrence Technological University at select entrance points to the City. The entry markers identify the community entrances but these gateways offer further opportunities to establish an image, convey community values, and attract attention to local attractions and destinations. Southfield is somewhat unique because it has multiple entrances. Most travelers, other than local residents, enter the community from the Lodge/Northwestern highways, the Southfield freeway , Telegraph Road or I-696. It is recommended that formal gateway improvements are focused at these locations, with less significant entrance treatments at the other arterial roadways. Entryway enhancements to establish formal gateways include improvements to the roadways, such as well designed landscaped medians and landscaped freeway embankments, significant entry monuments, upgraded lighting standards, wayfinding signage and well-maintained and attractive adjacent properties. In addition to the gateways to the community, there are also multiple opportunities for enhancement of special district portals. Examples include notable areas that distinguish themselves by way of their character, such as City Centre, Cornerstone Development Authority (CDA) district, North Southfield Road corridor, the Telegraph Technology corridor and individual neighborhoods. Portals to these districts create identity, form a sense of belonging for those who visit or live there, and create additional opportunities for aesthetic enhancement around the community. The CDA has constructed a series of portal and wayfinding sign systems in the district, which could lead as an example and provide uniformity for other Special District portal improvements. Attractive Public Buildings, Spaces and Infrastructure. The City, Southfield Public School District, Lawrence Technological University and other public or semi-public entities and agencies have the opportunity to lead by example. There are several models of highly attractive and notable structures that contribute to the character of the community. For instance, the Southfield Public Library, Thompson Farm, The Burgh Historic Park, The Rouge River corridor, Beech Woods Recreation Center, Valley Woods Nature Preserve, Carpenter Lake Nature Preserve and other individual buildings and neighborhoods are local landmarks that communicate to the public a message of community pride and heritage. These facilities , along with numerous faith-based institutions, must be acknowledged for their presence and contribution to the fabric of Southfield by continued diligence in their upkeep and preservation. Local landmarks require a substantial investment on behalf of the City or their sponsoring entity or agency. These investments pay dividends, not only in their functional use, but also by way of giving the community form. The quality of public buildings, spaces and infrastructure is reflective of how the community views itself and the priority placed on its presence within the region and state. It is warranted for the community to concern themselves with improvements, as well as their function. Community Image 12-4 �City of Southfield Comprehensive Master Plan Public expenditures often lead to private investment. For example, streetscape enhancements commonly result in improvements to adjacent properties. Once an individual owner commits to upgrade the appearance and/or redevelopment of their property, the action tends to spur other improvements and investments by nearby land or business owners. While public financial resources are always limited, increasing the investment will benefit in the longterm by a resulting increase to the tax base and enhancement of community character and identity. Community Image Areas The overall image of the community is derived by the collective appearance of individual areas. Rather than evaluating the character and appeal of each neighborhood or roadway individually, the community is organized into image areas. See following Map 12- 1. The design principles and character improvements described in this chapter may be applied universally to the framework areas, which together form the aesthetic fabric of Southfield. The image areas include the following: Corridors. Corridors provide connections for people, commerce, and infrastructure, as wel1 as natural river systems. Corridors provide the visual and functional imagery of the community at large. In other words, the impression made by the corridors largely represents the image of the community as a whole. The design and appearance of Southfield's corridors is significant in forming a positive experience and lasting image for those who visit or pass through Southfield. The general principles for enhancing the community's corridors include enclosing or framing each street with the use of the natural (trees and vegetation) and built (buildings) environments; arranging buildings and parking areas to complement the streetscape, placing emphasis on form, as well as function; balancing the needs of pedestrians and bicyclists with that of automobiles; substantially enhancing the overall level of design quality; and creating an improved visual setting for local commerce. (units per acre) and intensity (bulk, scale and height) of the development, the architectural style, or other distinctive features and amenities. The general principles for establishing stronger identities of Southfield's districts include exploiting their visual distinctiveness with portal features and treatments (monuments, fencing, landscaping, signs, etc.); creating an individual style; enhancing the streetscape for pedestrian use; and promoting a common identity through signs and other means. Gateways and Portals. Gateways and portals are intended to help create identity for the community as a whole, as well as each individual district. They are visual icons that are designed to attract attention and portray an image or message. For entrants, they are an introduction to the area. They shape the identity and form a sense of belonging for those who live or work within the boundaries of the district. The physical improvements give form and establish an edge to the districts. The general principles used to establish formal gateways include improvements to the roadways, such as well designed landscaped medians and landscaped freeway embankments, significant entry monuments, upgraded lighting standards, wayfinding signage and well-maintained and attractive adjacent properties. Portals create district identity, form a sense of belonging for those who visit or live there, and create additional opportunities for aesthetic enhancement around the community. The general principle is to establish portals at entrances to and within the unique districts by creating a theme/brand that can be portrayed in the district' s streetscape, gateway markers, street and pedestrian lighting, etc. by using a select style of materials, colors, placement, and more. Districts. Districts represent the places that are unique and have individual identity. These are the places that commonly attract people for specific purposes, such as education, cultural/historic attractions, shopping, government, public gatherings employment health care and living. They represent a common place where people come together for a variety of reasons. They are each unique in their physical character by way of their use, the density ~outhfie!Q_ Community Image 12-5 �Map 12-1: Community Image Southfield Comprehensive Plan 1 Mile R Community Gateways District Portals District / Subarea & Mixed Use Corridor Improvements ,~ _.... Residential Corridor Improvements Freeway Embankment Improvements .u.... ,.,1,., ....,,;••· Rouge Green Corridor Telegraph Technology Corridor North Southfield Road Subarea ~ City Centre Subarea ULJ Cornerstone Development ~ Authority Subarea 0 0.25 0.5 1 •:::::i•=-•••■ Miles ~ ! 1 inch equals 3,000 feet LSL Planning, Inc. co-r.mcm .y Pl'ann•"II c,n-.,,r.nr Seotember 2008 0 l!Jl~~P~.~ Data Sources: MCGI , City of Southfield �City of Southfield Comprehensive Master Plan 13 Design Guidelines Introduction The physical appearance of a site, architecture and landscape is critical to the success of the Southfield community. Achieving a healthy and vibrant image is the goal of these guidelines. They advocate a strong and consistent site development/ redevelopment design vision for the community. To ensure that the recommendations of the guidelines are achievable, these guidelines are intended to be functionally compatible with and a supplement to the City of Southfield's Zoning Ordinance. The intent of the guidelines is to maintain flexibility and responsiveness to market conditions over time while still providing the vision and ground rules necessary for a successful development/redevelopment style that would span the years. The purpose of these Design Guidelines is to improve the overall quality of public and private development/improvement projects in the community, ensure the compatibility of development with surrounding land uses, and enhance pedestrian safety and walkability and vehicular movement and access within and through the community. they do not supersede or modify, the City of Southfield's Zoning Ordinance. In the event of conflict or discrepancy between the Design Guidelines and the Zoning Ordinance, the City Ordinances prevail. Proposed development will need to obtain the necessary variances, exceptions, waivers, etc. from City regulations as aprJlicable. Site Planning Building Location and Orientation Principles • ■ ■ ■ Applicability These Design Guidelines will apply universally to all public and private development/improvement projects in the community. The guidelines are intended to become a part of the development review process that is discretionary in nature for types of review that include: ■ ■ • • Requests for Rezoning Site Plan Approval Special Use Approval Major Rehabilitation of Existing Structures Mixed-Use 1. 2. 3. 4. Major rehabilitation shall mean any renovation, restoration, modification, addition or retrofit of a structure or site. Major rehabilitation shall not include routine maintenance and repair of a structure or feature on the site, such as roof replacement or general repairs to a parking area or other site feature. Emphasize pedestrian-orientation in site planning using appropriately-scaled buildings, placement and interconnectivity. Develop an efficient pattern of buildings and open spaces to concentrate activities, rather than dispersing them in a manner that requires greater automobile dependency. Locate and orient buildings to complement the orientation of adjacent development. Coordinate all infrastructure and utility design and location with utility providers to balance function and desired aesthetic character of the plan with efficient maintenance of the utilities. 5. Coordinate and comprehensively plan the location of buildings to provide order and compatibility, avoiding jumbled or confusing development patterns. Site buildings to reasonably respond to solar, wind and other climatic factors. Locate buildings so that their primary orientation complements adjacent development. Orient buildings to frame pedestrian corridors and access drives, parking areas, open spaces and on-site amenities. Discourage long, "barracks-like" strip commercial configurations. While the guidelines address the physical design of different types of land uses and structures, they encompass large areas of the City. Thus, they are general in scope and coverage. In some cases, the Design Guidelines may be more restrictive than, but Design Guidelines 13-1 �City of Southfield Comprehensive Master Plan Commercial/Office/Research 1. 2. 3. 4. 5. 6. 7. 8. 9. Locate satellite (pad site) buildings at street intersections designed to anchor the comer. Locate buildings to create and frame plazas and courtyards. Orient freestanding satellite pad site building fronts toward the street or plaza and courtyards. Link plazas and courtyards to pedestrian sidewalks and walkways. Do not "wall-off'' sites from surrounding land uses. Provide connectivity and accessibility between the proposed site development and adjacent land uses. Segment large parking lots into smaller parking courts enclosed and framed by trees to minimize the perceived scale of the total parking area. Locate loading docks, trash enclosures and service areas out-of-view from roadways, sidewalks and open space amenities. Provide separate parking areas for delivery trucks and service vehicles located away from customer/tenant parking lots and walkways. Multiple-Family and Single-Family Residential Attached I. 2. 3. 4. Organize buildings to create meaningful and usable open space areas. Do not encircle multiple-family and singlefamily attached projects with parking stalJs and drive aisles. Parking lots should be located in individual pods or small, defined parking courts. Vary multiple-family residential building setbacks to promote streetscape variety. Compose buildings of simple yet varied planes to assure compatibility and promote variety in overall building forms. 5. 6. Vehicular/Pedestrian Circulation Principles • • • 2. 3. 4. Locate single-family detached units to create streetscape variety and visual interest. Discourage subdivisions of seemingly identical units sited with no variation on long, uninterrupted streets. Site single-family detached units to mitigate garage impacts along the street by varying their locations and orientations. Stagger the location of single-family units and garages relative to the street to create different building patterns. Minimize building setbacks from streets as densities increases, while maintaining privacy. ~uthfield Provide a safe, interconnected and efficient site circulation systems. Maximize opportunities for strong balanced transportation systems for vehicles, pedestrians and bicyclists. Create a safe, continuous network of pedestrian walkways within and between developments, so pedestrian will be more inclined to safely walk (rather than drive) between buildings. Vehicular Access and Circulation 1. 2. 3. 4. Single-Family Residential Detached I. Consider different setbacks to reflect different product types within the neighborhood. Connect residential neighborhoods to commercial centers with sidewalks and open space areas. 5. In order to maximize the efficiency of the City' s street network, major traffic generators should be located so their primary access is from a principal or minor arterial. Large site development/redevelopment should be located at the intersection of arterial streets so that access is available for both east/west and north/south traffic. Primary access points should be located so non-residential traffic is separated from the residential street system. Internal vehicle circulation should provide a clear and direct path to the principal customer entrance of the primary building, to outlying pad sites, and to each parking area. Every site development/redevelopment will be required to provide loading and delivery facilities separate from customer parking and pedestrian areas. As the size of the development and the volume of trucks increase, internal circulation patterns should reflect an increasing separation between automobile and truck traffic in order to minimize accidents and congestion. Where possible, connections should be made to adjoining parking areas and access to lots consolidated through the use of shared curb cuts. Design Guidelines 13-2 �City of Southfield Comprehensive Master Plan Pedestrian Access and Circulation 1. 2. 3. An on-site system of pedestrian walkways should be designed to provide direct access and connections to and among the following: • Primary entrance or entrances to each building, including pad site buildings. • Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with development. • Any public sidewalks along the perimeter streets adjacent to the development. • Where practicable and appropriate, adjacent land uses and development, public parks/open space or the other public or civic use. Create opportunities for pedestrian gathering places throughout the site development using sidewalks and plaza areas connected to walkways. Provide appropriate site furnishings for pedestrians. 3. 4. 5. 6. Building Architecture Principles • Parking • Principles • • • • • • Parking areas should be designed for a safe and orderly flow of traffic throughout the site. Major circulation patterns within parking areas should be welJ-defined with curbs and landscaped island and parking spaces along main circulation drives should be avoided. To the maximum extent practicable, dead-end parking areas should be avoided. Parking should be designed to reduce the scale of parking areas and siting a portion of the parking area out of view from the public street. Clear pedestrian circulation paths and amenity areas within parking areas should be included and install landscaping within parking areas to screen spaces and reduce the overall visual impact of large parking areas. 1. 2. 3. 4. 5. 2. Configure developments that accommodate large anchor tenants to promote convenient parking and vehicular access, as well as parking lot visibility. Locate small shops/offices along the street or drive edge, with minimum setbacks. As a general rule, anchor tenant buildings such as large format retail and supermarkets; however, Create a consistent architectural theme for all buildings in the development. Also create building masses and roof forms that reflect the architectural style of the development. Break down larger-scaled buildings into a series of smaller, pedestrian-oriented components. Articulate fa<;ades to reduce the massive scale of large commercial/service/office buildings. Incorporate architectural features that create visual interest and easily identifiable entrances. Building Massing and Roof Form On-site Parking 1. this is just a guideline because they often require visible surface parking for patrons' major shopping trips. Parking lots should be well-landscaped, pedestrian-friendly; adding character to the streetscape. Divide surface parking areas into a series of small, connected lots defined by rows of trees and walkways that link parking areas to destinations. Stagger building setbacks, above mmimum standards if necessary, to enhance visual interest along the streetscape. Do not wrap the perimeters of the developments with parking lots. 6. Design all buildings within the development, including satellite (pad site) buildings and fast food establishments, to reflect a consistent architectural style . Locate higher-intensity satellite building masses at comers designed to " announce" the entrance into the development. Locate higher-intensity building masses toward the center of building complex. Transition building height outward and down to adjacent developments. Punctuate large building masses with towers designed as landmark icons. Segment buildings with a distinguishable base, middle and cap. Reduce building mass. Use the following techniques to diminish the size and scale of buildings: • • Building step backs Variation of pitched roof forms and heights Design Guidelines 13-3 �City of Southfield Comprehensive Master Plan ■ 7. 8. 9. Emphasis and variation of building color and texture Create roof forms that contribute to the unified appearance of the development. Use a consistent roof pitch for all buildings in the development, designed to unite the entire complex. Avoid continuous roof planes. Pitched roof planes should incorporate articulated roof elements that may include the following: 13. Create visual rhythms with structural bays that divide storefronts into a series of repetitive components. Storefronts should be segmented with vertically repeating columns/piers. 14. Promote four-sided architecture. Use similar storefront elements on side and rear building elevations that are visible from public view. 15. Locate building entrances to be clearly identifiable. Use the following techniques to distinguish building entrances: ■ ■ ■ ■ ■ Cross gables Roof monitors Vertical tower elements Roof dormers 10. Terminate the top of pitched-roofed buildings with a distinctive cap. Design roof caps using the following techniques: ■ ■ Grocery Stores and Food Establishments 1. ■ ■ ■ Support pitched roof eave overhangs with corbels of brackets. Sheath pitched roofs with a roofing material that is complementary to the architectural style of the building. Discourage radical roof pitches that create overly prominent or out-of-character buildings. 11. Terminate the top of flat-roofed buildings with a distinctive cap. Design roof caps using the following techniques: ■ ■ ■ Terminate the top of flat roofs with a distinctive cornice and parapet wall. Distinguish the cornice from the building fat.;ade, with the corbel forward from the front plane of the building face to articulate the cornice. Top roof parapet walls with a distinctive cap or coping. 12. Create pedestrian interest at storefront elevations. Use the following elements to provide storefront elevation variety and visual interest: ■ ■ ■ ■ ■ ■ Arcades Awnings Bulkheads Canopies Storefront display windows Transom windows ~uthfield Use towers and articulated corner elements to distinguish building entries. Recess entrances into building fa;ades sheltering patrons from the elements . Define building entrances with an awning or canopy. 2. 3. 4. 5. 6. 7. 8. Design grocery stores to reflect the architectural style of the development. Provide covered entrances and arcades designed to shelter patrons from the elements. Provide tower and other elements that function as orientation features and landmark icons. Use pitched roof forms to project a neighborly image. Break-up pitched roof forms with plane breaks and roof dormers that segment large roof areas into smaller components. Divide grocery store storefront windows with mullions to create a series of individual windows. Design food establishments that reflect the architectural style of the development and use building materials and colors that are consistent with the development' s architectural style. Use a consistent sign type, sty le, materials, and illumination source as those used within the development. Large Format Retail 1. 2. 3. 4. Design large format retail buildings to reflect the architectural style and use consistent building materials and colors of the entire development. Encourage elements such as entrance pavilions to break-up large format architecture. Encourage covered arcades as single-story transitional elements to larger-scaled building masses. Articulate large format building fa9ades by accentuating structural piers. Design Guidelines 13-4 �City of Southfield Comprehensive Master Plan 5. 6. 7. 8. 9. Punctuate building corners with material changes. Encourage material changes to create a distinctive base, middle and top. Encourage raised planters and landscaping to screen building fa9ade. Encourage window openings and awnings to articulate blank fa9ades. Design large format retail fa9ades based upon the following guidelines: ■ • Minimum storefront height: 16 feet Minimum percentage of storefront window area: 25 percent l 0. If flat roofs are used, terminate the top with a substantial cornice element. 11 . Design large format accessory structures (i .e. gas station canopy) to reflect the architectural style of the large format retail building. Office/Research/Industrial 1. 2. 3. The scale and massing of these buildings are generally large, being more oriented to drivers than pedestrians. Street-facing fa9ades of buildings should be highlighted with accent elements, lighting or other features that aid in orientation. Buildings should avoid blank elevations on street frontages through the use of building fenestration and architectural details related to the 'structure' of the building. The selection of materials and colors should provide an enduring quality and enhance the architectural and massing concepts of the building. Screen Walls and Trash Enclosures 1. 2. 3. 4. Install decorative loading area screen walls that complement the building architecture. Soften screen walls with landscaping. Design trash enclosure screen walls to complement adjacent building architecture in terms of materials, texture and color. Locate trash facilities near building service entrances and easily accessible by service vehicles. ~outhfield ... Design Guidelines 13-5 �City of Southfield Comprehensive Master Plan 14 Stewardship and Implementation Introduction Implementation is the most important part of the planning process because it is the point at which the Southfield Comprehensive Master Plan transitions from policy into practice. Implementation is when general concepts identified during the course of the Plan development process take shape and are developed into actual projects and programs. Goals, objectives, and recommended actions that are visionary in the Plan are transformed into detailed regulations, programs, c~pital improvements, agreements, studies, incentives, and other types of implementation activity. Plans that are effective in achieving their goals and objectives include an implementation framework that outlines the general strategies, directions, and priorities of the community. The purpose of this chapter is to identify a course of policy direction for the community, which is then used to make specific decisions as to the actions that must be taken, the department or agency responsible for the initiatives, the actual process and timeframe for completion, and the source of funds necessary to implement the recommendation. Therefore, the role of the Plan is to form the framework by which speci fie decisions may be made. Without strategic direction and an organizational approach, well-intentioned Plans are commonly unsuccessful in seeing their vision become reality. To avoid this outcome, this Stewardship and Implementation Plan chapter includes an overall strategy that will evolve as the Plan matures over the course of time. Tenets of Successful Implementation Communities successful in implementing their Plans and achieving the vision are those able to secure: Commitment. The most important aspect of this implementation program is the commitment of the City's leadership. This involves those who are elected to serve the community including: • • • The Mayor and City Council. Those appointed to positions of influence in the community's development, like the Planning Commission and Zoning Board of Appeals Those in positions to guide decisions being made, such as the City's department directors and staff. {§out~field Commitment reaches beyond these individuals; however, to include those who have a vested interest in how the community develops. Namely: • • • • • Citizens . Landowners and developers . Business owners and managers. Civic clubs and organizations. Other key stakeholders. These are the groups and individuals who will contribute the resources necessary to achieve the shortrange objectives and long-term visions of the Plan. To build this constituency of people willing to make this commitment, this Plan involved the public through a participation program including, the resident opinion survey, sub area stakeholder workshops, public interviews, Comprehensive Master Plan Steering Committee meetings, and workshops with the City's appointed and elected officials. This constituency must be maintained and empowered to implement the Plan. Credit. It is important for the Plan to be cited for its role in decision-making and credited for its leads to success. To ensure successful implementation, all City departments must embrace the Plan and incorporate its recommended actions in their annual budgets and work programs. For example, the Public Works Group may contribute to its implementation with infrastructure, such as streets, water and wastewater facilities, and storm drainage improvements that are consistent with the Plan's policies and recommendations. The Parks and Recreation Department may pursue local, state, and federal funding assistance through land dedication, partnerships, and grants to systematically expand and enhance parks, trails, and open space concurrent with new development and in accordance with the Parks and Recreation Plan. Each department, staff person, board, and commission of the City has an obligation to use this Plan in guiding their decisions and priorities. Involvement. Citizens were the cornerstone of the Plan development process. Their involvement is even more essential to ensure success of the Plan. After all, they are the ultimate beneficiaries of the Plan's success. For the Plan to be successfully implemented, it must continue to enjoy the support and understanding of the community at large and, specifically, the civic leaders. Therefore, leaders must pledge their support to maintain public involvement, community awareness, and a commitment to uphold the values and policies of the Plan. Stewardship and Implementation 14-1 �City of Southfield Comprehensive Master Plan Effective Guidance. This Plan is designed for use on a daily basis to guide sustainable practices and economic development of the community. It is intended to guide staff in their efforts to manage their individual departments, annual work programs, and capital improvement projects. It is also a document that should be highly visible in the decision-making process of the governing body, being referenced often as the community's Comprehensive Master Plan. In addition to its use by the City, it is also designed for use by the private sector as they make investment decisions in the community. The Plan offers the community's commitment for its future, which must, in tum, offer businesses and property owners' sufficient confidence in their decisions. The Plan should be a definitive . source of information and act as a valuable resource for both the public and private sectors. The Comprehensive Master Plan and its components must be used in reviewing development project proposals, as well as investing in community infrastructure and provision of municipal services. The overall community vision, governing principles, goals and strategies/recommendation articulated in each element of the Plan should be referenced in other related studies and projects to ensure consideration of the Plan in all essential functions and operations of City government. Integrative Planning. Opportunities for integrating the Plan's recommendations into other business practices and programs of the City, County, and other government entities are a vital element toward widespread recognition of the Plan as a decisionmaking tool. For instance, the recommendations should be widely used in decisions pertaining to infrastructure improvements; proposed new development and redevelopment; expansion of public facilities, services and programs; and the annual capital budgeting process. The Plan should be referenced often to maintain its relevance to local decisions and to support the decisions that are being made. Regionalism. The City is in the position to coordinate the implementation tasks associated with this Plan. However, since the decisions that are made will impact the County and the larger region, implementation of the Plan should not rest solely on the City. Instead, the vast array of stakeholders that will play a role in the future of the community and region should all participate in its implementation. Entities such as the city of Southfield, Oakland County, Southeast Michigan Council of Government, Southfield School District, and the state of Michigan should all be heavily involved in varying capacities toward the implementation of the Plan's initiatives. Their involvement may be through funding participation, planning coordination, project management and administration, regulation and enforcement, or shared provision of facilities and services, among other actions. In addition to the cooperation that currently occurs, a renewed commitment by each entity to form regional alliances and partnerships must be formed and sustained to maximize the benefits of regionalism. Evaluation and Monitoring. This Plan will require periodic review and amendment to ensure that the goals, objectives, and recommendations reflect the community's changing needs and attitudes. In and of itself, the Plan is capable of accomplishing very little. Rather, community leaders and citizens must assume ownership in the Plan to see that it is successfully implemented. Great care must be taken to ensure that the recommended actions of this Plan are viable and realistic as they relate to the City's adopted and approved Plans, policies, programs, and budget. Progress reports provided to the City Council on an annual basis will be important to allow continuous monitoring of the Plan's implementation and accomplishments. Success. A strategy used by successful organizations is to seek results early in the implementation process. By doing so, stakeholders are able to see the benefits of their involvement. Momentum is a result, which naturally solicits more involvement by people desiring to be involved in a successful program. In this Stewardship and Implementation Plan Chapter, there are various recommendations that do not bear significant budgetary obligation. These programs and activities provide an immediate opportunity to make an impact on the community and, thus, on the successful implementation of this Plan. Organizational Structure The City has made an investment in the preparation of this Plan. This investment signals its foresight and preparedness to find creative solutions to the issues identified through this process and to proactively manage its future development, redevelopment, improvement and enhancement in a wise and fiscaIIy responsible manner. This Plan was developed over the course of approximately two years. The planning process was designed to involve the community to decide their preferred future and make commitments to support the Plan's recommendations and initiatives. With the level of resources committed by the City and the amount of effort devoted to the process by residents, there is a high expectation for its implementation. The Plan is expected to guide each decision about the physical and economic development of the community and should maintain its presence as a "blueprint for a new century" of Southfield. Stewardship and Implementation 14-2 �City of Southfield Comprehensive Master Plan Roles of the Mayor and City Council. The Mayor and City Council should be the central focus of the Plan's implementation program. They will be responsible for deciding and establishing the priorities and timeframes for tasks. As the governing body, they are also responsible for consideration of the funding commitments that will be required to realize the community's vision, whether it involves capital improvements, new facilities and expanded services, additional staffing, more studies, or programmatic changes such as the City's codes, zoning ordinance and procedures. The Mayor and City Council will also play a significant role in the ability of entities to carry out regulatory, programmatic, and capital improvements cited in the Plan. In many cases, the Mayor and City Council will be offering final approval of projects and their costs during the budget process. The ability to provide resources for many of the tasks required to implement the Plan will rest largely with the Mayor and City Council. Many of the tasks presented as action statements may require the participation of various City departments and outside partners. The Mayor and City Council can ensure that departments continue to follow the spirit and policies of the Plan and implement the needed actions. Active support of the Mayor and City Council will also be a strong signal to potential private and public partners that the elected officials believe in the merits of the Plan. The Mayor and City Council are ultimately responsible for authorizing implementation projects and activities, as well as ensuring their consistency with the Plan and its policies. They should direct the Planning Commission, manage the departmental directors and staff, and oversee the activities and progress of the Planning Commission. Planning Commission as Facilitators. The momentum that has swelled during the course of this process should not be allowed to falter once the Plan has been adopted. Concurrent with the approval of the Plan, the Mayor and City Council should clearly state their expectations for the role of the Planning Commission in the management and oversight of the Plan's implementation program. As the appointed commission responsible for the community's sustainability and development, they may be given the charge to oversee implementation and become empowered to make ongoing decisions without necessitating the Mayor and City Council review at every decision point. Rather, an annual program of implementing actions should be established by the Mayor and City Council, upon recommendation of the Planning Commission, with adequate resources and direction to successfully accomplish the program tasks. The Planning Commission should prepare an Annual Report of Progress for submittal and presentation to the Mayor and City Council. The annual report could precede the Mayor's State of the City address. The status of implementation for each programmed task of the Comprehensive Master Plan should be central to this report. Significant actions and accomolishments during the past year should be recognized and recommendations should be made for needed actions, programs, and procedures to be developed and implemented in the coming year. The annual report should be coordinated with the annual budgeting process to allow recommendations to be available early in the budgeting process and requests for capital improvements and major programs to be reviewed. Several tasks set forth in this Stewardship and Implementation Plan Chapter shall be the responsibility of the Planning Commission. The Planning Commission should complete the preparation of necessary studies, ordinances, and some programmatic initiatives prior to submitting to City Council. In other cases, the Planning Commission should play a strong role as the "Plan Facilitator;" overseeing the process and monitoring its progress and results. Together, City staff and the Planning Commission should be responsible for ensuring that the Plan impacts daily decisions and actions by other stakeholders. Under the umbrella of the Planning Commission may be a series of technical teams comprised of various City department directors and staff and/or other boards and commissions, who provide technical competence in the following areas: ■ ■ Governance. This team shall be responsible for the necessary coordination with the Mayor and City Council on tasks requiring their direct involvement and decisions. They should also communicate with the technical staff of the County, school district, and other local, regional, statewide, or federal agencies and organizations. Their primary role should be intergovernmental coordination to ensure projects are consistent with the objectives and missions of other agencies and to negotiate amenable terms and agreements, as necessary. They should also be charged with identifying opportunities to collaborate on projects that may be jointly funded, constructed or operated. Infrastructure - Any improvement or project dealing with infrastructure should require the attention and effort of this team. The members of the team should require technical knowledge and Stewardship and Implementation 14-3 �City of Southfield Comprehensive Master Plan • • • expertise with utility and other infrastructure systems, as well as with their means and methods of funding . They should work closely with each of the other technical teams to coordinate needed infrastructure improvements. Economic Development. This technical team should play an active role in pursuing projects that contribute to the community' s economic development. They should coordinate the tasks of the other technical teams in a manner that will benefit existinob business and new investors in the . community, as well as assist in the implementation of the sub area plans. Planning. This technical team should be a workino arm of the Planning Commission, assumi~g the responsibility for implementing their projects and initiatives. They should ~oo~dinat~ closely to maintain a line of commumcat10n with the community to monitor shifting priorities and needs. For instance, the team should facilitate the code redrafting process, acting in a role to gauge the public' s acceptance of new requirements and restrictions. Livability. This is the technical team that should be responsible for taking on the implementation initiatives for such projects and improvements as parks and public open space, trails and bikeways, gateways and corridor enhancement, and overall community appearance. While the Stewardship and Implementation Plan Chapter is a beginning, the Planning Co_mmiss~on may be charged with the role of honing specific actions beyond the information provided in the Plan. The Planning Commission would determine methods o~ programs to be used to implement the proposed actions, specifically identifying which agencies and/or departments will be responsible for their implementation, estimating costs, identifying pr~posed sources of funding, and establishing timeframes m which the recommended actions would be accomplished. An Ongoing Role for Residents . Citizens of Southfield contributed ideas and comments during the Plan's development process that were incorporated and shaped the resulting proposals and recommendations. Citizens should continue to be involved in implementation and maintenance of the Comprehensive Plan. The Planning Commission, stakeholder groups, public meetings and community workshops, ~ublic_ forums, newsletters, media releases, and public notices are all media that should be used to inform and involve citizens in the planning process. Actual methods and activities for public participation should be carefully Southfield chosen and structured to yield meaningful and effective involvement. Accountability is Essential In order for the Plan to sustain its level of influence in the community's decision-making processes, there must be an implementation structure that requires . . . accountability. Without a system of accountab1hty, 1t will be difficult to evaluate and monitor the status of individual initiatives, as well as the overail success of the implementation program. A means of regular reporting will be necessary to mainta!n constan~ communication between each of the 1mplementmg bodies. Regular and periodic status reports will allow continuous monitoring and modifications to account for unforeseen circumstances. A good plan is one that continues to reflect the current conditions and character of the community. As new issues arise, the Comprehensive Master Plan will require modifications and refinements to remain relevant and resourceful. Over time, some action statements will be found impracticable or outdated, while other plausible solutions will emerge. Refinements and changes should occur consistently, but with minor changes occurring annually and more sionificant modifications taking place every five years. b In some cases, simple changes to action statements may be necessary. In others, entire goals may need to be modified. Even the overall vision of the Plan should be consistently scrutinized to ensure that it is reflective of the hopes and needs of the community. Annual Plan Evaluations. Plan evaluations will provide the opportunity for regular review and preparation of minor Plan updates and revisions, such as changes to future land use, implementation of actions, and review of Plan consistency with ordinances and regulations. Plan evaluations should be prepared and distributed in the form of an appraisal report, with recommendations for necessary amendments to the Comprehensive Master Plan. Identification of potential Plan amendments should be an ongoing process by the Planning Commission, as well as City staff, throughout the year. Proposed Plan amendments resulting from an evaluation report should be reviewed and recommended by the Planning Commission and adopted in a ma~er similar to the Plan itself. This process inc1udes public . hearings and consideration of action by the Planning Commission and City Council. Evaluation and Appraisal Report. Evaluation and appraisal reports should be prepared every five years, and follow Section 5.59-Comprehensive Master Plan Procedures, Article 4-General Provisions of the City ' s Zoning and Planning Code. Each report will ensure Stewardship and Implementation 14-4 �City of Southfield Comprehensive Master Plan renewal and continued use of the Plan by the Planning Commission, Mayor, City Council, and staff. Annual evaluations and resulting Plan amendments from the previous four years should be incorporated into the next Plan update. The result of the evaluation and appraisal report will be a revised Comprehensive Master Plan for the City, including identification of new or revised information that may result in an updated vision, policies, goals, objectives, and action statements. Intergovernmental relationships can help improve cooperation by: Intergovernmental Cooperation • Intergovernmental cooperation refers to any arrangement between two or more jurisdictions, such as the city of Southfield, Road Commission for Oakland County and other County agencies, the Southfield School District, the state of Michigan, and other governmental or non-governmental public agencies to communicate visions and coordinate Plans, policies, and programs to address and resolve issues of mutual interest. It may be as simple as regularly sharing information or it may involve entering into intergovernmental agreements to share resources, such as buildings, facilities and equipment, staff, and revenue. In some communities, it has evolved into consolidation of services and jurisdictions. Intergovernmental cooperation is becoming more important as each jurisdiction struggles with increased service demands and limited resources. Issues tend to be common across jurisdictional boundaries, affecting more than one community or region. Improved mobility means that people, money, and resources move freely across jurisdictions. For instance, those traveling to and through Southfield use a network of transportation routes and modes, which include those that are owned by a variety of other jurisdictions including the Road Commission for Oakland County and the Michigan Department of Transportation. Therefore, it is essential that there is communication and coordination between entities to provide the infrastructure and services necessary to function effectively. Frequently, the actions of one jurisdiction impact others. Increasingly, jurisdictions are acknowledging that vital issues are regional, rather than local, in nature. Watersheds and other ecosystems, economic conditions, land use, transportation patterns, housing, and the effects of growth and change are issues that cross the boundaries of the community and impact not only Southfield, but also Oakland County and the larger region. The economic health of Southfield and its larger region are innately interconnected, meaning that the success of one is largely dependent on and, thus, responsible for the success of all. • • • • Benefits of Cooperating As introduced above, there are widely ranging benefits of cooperation some of which include: • • • • • ~outhfield Providing an opportunity and reason for communicating with other jurisdictions and agencies. Getting jurisdictions thinking about the intergovernmental impacts of their actions. Offering a forum for discussing intergovernmental issues and resolving conflicts. Helping to ensure that the community's actions are consistent with those of other governmental jurisdictions and agencies. Providing ongoing opportunities for cooperation as the Plan is implemented, monitored, and updated. Cost Savings. First and foremost, cooperation can and does save money by increasing efficiency and avoiding unnecessary duplication of services. It may also offer opportunities to provide facilities and services that may not be possible to provide individually, such as recreation/sports facilities and other major capital investments. Solving Larger Issues. There are many issues that are beyond the control of each individual jurisdiction and require cooperation to address. Examples of these issues may include such things as major transportation improvements, and economic development, among others. Predictability. Decisions and outcomes that are predictable are of great benefit to residents, businesses, land owners, and others. Any opportunity to coordinate to resolve potential disputes or conflicts with other jurisdictions that may impact the community will save time and money. Mutual Understanding. As jurisdictions work together and become more acquainted with the vision and preferred outcomes of other entities, they may work together to achieve common goals and interests. Enhanced Public Service. Those who benefit the most from intergovernmental relationships are their Stewardship and Implementation 14-5 �City of Southfield Comprehensive Master Plan constituents. Increased and improved services may be provided at reduced cost when jurisdictions eliminate duplication and work together. • Implementation This Comprehensive Master Plan is intended as a working document that will impact the way the community manages sustainability and economic development. The intent of the implementation program is to achieve the goals and objectives that embody the City' s commitment, which is the result of this intensive effort. While the primary responsibility for implementation rests with the City Council, it must involve a host of other individuals and agencies working in partnership to be successful. The Plan may be implemented in the following ways: • • • • • Updating Regulations. The Comprehensive Master Plan includes recommendations for amending the current development ordinances to accomplish the community vision. The Plan may be used as the policy framework to support these changes and the decisions resulting from the new or revised regulations. Land Use Decisions. Every decision City Council makes will affect the community's land use, whether it is the improvement of infrastructure, sustainable policies, or economic development incentives. This Plan may be used to guide these decisions, as well as those that are made in response to development proposals. Capital Improvements. The Plan may be used to coordinate the provision of public facilities and services and for establishing priorities and timeframes for municipal investments and improvements. It is essential that there is close coordination between infrastructure improvements and the City' s Future Land Use and Sub Area Plans in order to effectively manage development. Economic Incentives. The City's Future Land Use Plan should be used as a basis for deciding economic incentives, thereby encouraging businesses to locate in areas or select sub areas. Infill development areas and redevelopment sites should receive incentives, to direct new economic opportunities in areas that can be efficiently serviced by existing infrastructure. Private Investments. Land owners and developers may use the Plan in making decisions about private investments to ensure that new development is consistent with the Future Land Use Plan and compatible with existing neighborhoods and establishments. • Personnel. Successful implementation of this Plan will impact requirements for staffing. Since the current staff is fully occupied with ongoing responsibilities, new or redefined positions are warranted to concentrate sufficient attention to the Plan' s recommendations. Funding. Implementation of the Plan will require adequate funding , which may come from current revenue sources, a dedicated funding source, or outside grant funds from the state and federal governments. Annual appropriations and capital improvement funds will likely require reallocation to implement the Plan' s recommendations. Action Plan The Action Plan outlined below includes the individual tasks that should be accomplished within the next 20 years. The priorities are established by the identified timeframe. To ensure accountability, a lead agency is identified, who may coordinate with other agencies to accomplish the task, but who is ultimately responsible for its timely and successful implementation. A primary implementation mechanism is also identified, which may be matched with other state funds , grants, dedications, and in-kind services. Some of the recommendations and strategies are actively being accomplished by various City departments and should be continued and/or supported to further advance the Plan's successful implementation. Stewardship and Implementation 14-6 �City of Southfield Comprehensive Master Plan Plan Recommendation Implementation Mechanism * Primary Responsibility ** Short Term/ i\Iid Term/ Long Term Priority Housing and Neighborhoods Target key opportunity sites for higher density residential redevelopment. The City should look into key areas to consolidate properties to channel development into these areas, which may involve rezoning for higher density residential. Promote larger lot, housing opportunities in the northern and western sections of the City by continuing to support zoning regulations for such development and to preserve and protect areas natural features and character. Continue to investigate and prepare a Home Occupation Ordinance and any necessary code revisions to accommodate homeowners the use of their primary residence as a place of business. Keep revising building codes to accommodate changes in community demographics and be sufficiently flexible to meet the greater diversity of resident's needs for health, safety, well being, sustainable development and age in place. Establish a private/public partnership to develop a manufacturing incubator program and facility in an industrial district along Eight Mile Road. Promote awareness of housing programs and services for special groups such as low to moderate-income households, ageoriented population, physically challenged and families in need of child and adult day care. Develop and organize a neighborhood round table with representatives from block clubs and neighborhood associations to discuss organization and improvement initiatives. Continue to provide incentives for property owners to maintain and enhance their property. Provide low interest loans to property owners for property improvements and promote property maintenance education. Provide tool rental vouchers to homeowners to help offset the costs of do-it-yourself improvement projects and provide loans to age-oriented homeowners to help them manage repairs and improvements to their homes. Keep improving the housing stock by working with public and private agencies. Rehabilitate, or if necessary, demolish identified distressed properties to prevent further deterioration of the neighborhood and maintain home ownership. Establish a pilot housing project that is more sustainable, healthy, durable and energy efficient. Define neighborhoods based on their character and/or history by developing specific neighborhood improvements (i.e. , landscape, entry markers, parks/open space, etc.) Continue to inventory blighted houses and establish programs to rehabilitate or remove them. Neighborhoods will include pedestrian and bike paths that are interconnected with a community-wide pathway system. ~outhfield ., ·, ,. Zoning Ordinance PC HC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term CIP BUD CE PD Short Term CIP EDC Short Term HC Mid Term CR Short Term HD Short Term HUD HD Short Term CDBG PWG Mid Term GIS BUD CE Short Term SAFETEA-LU PWG Mid Term MSI-IDA HUD CIP MSI-IDA HUD MSI-IDA Stewardship and Implementation 14-7 �City of Southfield Comprehensive Master Plan Plan Recommendation Implementation Mechanism * Primary Responsibility ** Short Term/ l\lid Term/ Long Term Priorit)' Recreation and Natural Resources • Continue to implement the current Parks and Recreation Plan with regular updates every five years. Work with Oakland County and the State to develop and promote the Rouge Green Corridor as a natural corridor of scenic value, recreational and educational opportunities of diverse natural resources. Convert appropriate vacant, City-owned parcels into pocket parks or neighborhood playgrounds. Provide incentives for developers to incorporate open space into their project. Continue to modernize existing park facilities through upgrades in design, equipment, barrier free accessibility, uniform entrance/directional/interpretive signs and landscaping to keep parks safe and attractive. Explore even more funding opportunities for park improvements. Improve the monitoring of recreation programs and fees to ensure they meet the desires of residents and accommodate enrollment figures through surveys, focus groups and/or assessment of current enrollment fees to ensure affordability for area residents and cover department costs . Keep abreast of the latest trends in recreation programs and facilities through the national and local Recreation and Park Association's programs and events. Expand and introduce single adults, age-oriented population and multi-generational programs and events Continue to prohibit clear cutting of large stands of trees and/or require relocation of significant/mature specimens to public open spaces. Keep developing tree replacement and planting programs for parks, road corridors and open spaces that will improve overall quality of life. Continue to use technology, such as GIS maps and other tools to inventory woodlands and wetlands. Continuously and diligently pursue regulations of natural resources. Establish city-wide sustainable policy ordinances. Implement programs to maintain and improve natural areas through partnerships with local citizens, agencies and businesses. CIP PR Short Term MNRTF LWCF PRB Short Term CIP PRB Long Term Zoning Ordinance PC Mid Term CIP PR Short Term CIP PRB Short Term CIP PR Mid Term CIP PR Mid Term CIP PRB Mid Term Zoning Ordinance PC Short Term MPG PWG Mid Term GIS PWG Short Term Zoning Ordinance PC PR Short Term CIP PWG Mid Term CIP EDC Mid Term Zoning Ordinance ULA MCC BD Short Term Business and Economy Coordinate with area businesses and the Southfield School District to encourage job creation and retention for young adults. Make efforts to retain and encourage the expansion of large institutions and employment centers including local universities and hospitals. Southfield /,' - ~ Stewardship and Implementation 14-8 �City of Southfield Comprehensive Master Plan I Plan Recommendation Continue to implement Wi-Fi high-speed, broadband Internet access throughout the entire community. Work with SMART to improve transportation services and facilities to the City' s major business sub area districts and corridors. Combine effort and resources of the City and the City Centre Advisory Board to develop a private/public partnership to implement the City Centre sub area plan. Reinstate business roundtable meetings with private sector leaders and realtors in the corridors and sub area districts. Organize collaborative market programs and identify top priority development and redevelopment sites. Organize a focus group of technology business owners and Lawrence Technological University to develop a technology market initiative. Examine the feasibility of creating a Corridor Improvement Authority for Telegraph Road, Southfield Road and City Centre ' s sub area districts. Organize the faith-based institutions and organizations in promoting and facilitating neighborhood economic development and services to area residents to find quality jobs. Acquire and implement business needs assessment database software (Synchronist, Executive Pulse, etc.) tc respond to employer's needs. Encourage home businesses in areas where they will not detract from their surroundings. Develop a business forum to discuss business retention and expansion programs to resolve problems and grow locally. Use the local cable network and a business assistance portal on the City's Web site to increase awareness of available local, county and state business incentives and assistance programs, existing business expansion and new business attraction efforts. Prepare market-oriented development package materials, including site identification, incentives, workforce skills. These packages would target office employers, technology businesses and retail and consumer service businesses. Continue to address scattered land use patterns, inadequate commercial lot sizes, high building vacancy rates, poor building conditions, and traffic issues through updated land use arrangements and policies. Continue to concentrate compatible commercial uses into sub area districts and select corridors where residential areas can provide a base of support. Promote compatible mixed-use and infill residential or office for those areas between the commercial and residential areas. Continue to update applications/forms and site plan review procedures to streamline approvals to encourage desired development and redevelopment. ~outhfield_ I Tl• Implementation Mechanism * Franchise Agreement Primary Responsibility ** Short Term/ i\lid Term/ Long Term Priorit)' FSG Short Term TEDF SAFETEA-LU MCC Long Term CIA BID/PSD ULA CCAB Short Term BD CIP CR Short Term CIP BD Short Term CIP BD Short Term CIP HD Long Term CIP BD Mid Term Zoning Ordinance PC Short Term CIP MCC CR Short Term CIP BD CR Short Term Zoning Ordinance PC Mid Term PC Long Term BUD CE PD Short Term Zoning Ordinance BID Zoning Ordinance Stewardship and Implementation 14-9 �City of Southfield Comprehensive Master Plan Plan Recommendation Promote adaptive reuse of buildings through use of redevelopment overlay districts that offer flexibility in regulations. Keep participating in a regional economic development consortium to seek out and pursue economic development opportunities that will diversify and strengthen the economic market. Encourage the Southfield Community Foundation to increase its financial assets and designate economic and community development as its top financial investment priority. The Foundation should sponsor a reunion of former Southfield graduates that could spearhead economic development initiatives. Reorganize the Southfield Chamber of Commerce mission to strengthen its services to local businesses and contribute in a more defined way to support local economic development programs. Implementation Mechanism * Primary Responsibility ** Short Term/ Mid Term/ Long Term Priority Form-Based Code PC Mid Term CIP BD Short Term CIP SCF Mid Term CIP BD Short Term MNRTF LWCF PR Long Term PWG , PD,PR Mid Term PWG Mid Term SRS PWG Mid Term CIP PWG Short Term CIP PWG Short Term CIP PWG Long Term CIP PWG Short Term CIP MCC Short Term CIP PWG Mid Term CIP PWG Long Term CIP, TEDF, BID/PSD, TIFA EDC, Other Mid Term CIP PWG Mid Term CIP PWG Short Term Transportation and Infrastructure Link neighborhoods, commercial/mixed use districts, cultural, civic facilities , schools, higher education facilities and other destinations through parks, open space and pathways. Prepare a city-wide non-motorized transportation master plan Continue to work with local road authorities, to coordinate signalization and light-timing. Implement a "Safe Route to School" program at elementary and middle schools. Reduce storm water runoff and low-impact development techniques for storm water management. Provide regular maintenance of water and sewer infrastructure. Capitalize on utility and transportation corridors to create a linear open space system. Continue planning, design, construction and repairs of sanitary sewer facilities . Educate all water users to practice water conservation techniques. Support the addition of renewable energy to the current energy portfolio and sustainable design of City structures. Separate turning movements at high volume intersections and provide right turn lanes to minimize crashes and improve traffic flow. Enhance primary and secondary gateways. Implement access management techniques and promote efficient circulation. Implement an intersection hierarchy to prioritize improvements on large volume roads. ~outhfiel~ SAFETEA-LU CIP Stewardship and Implementation 14-10 �City of Southfield Comprehensive Master Plan Plan Recommendation Continue to inventory existing road conditions and properly plan for maintenance, improvement or reconstruction as necessary. Improve the public transportation system through transit shelters, expanded routes and schedules, and transit-oriented development. Incentivize transit-oriented, pedestrian-friendly development along existing or proposed transit routes. Incentivize mixed-use development to encourage transportation mode shift and reduce vehicle miles traveled city-wide. Require wide pathways along the frontage of new development with internal, connected sidewalks. Pursue creation of new/additional corridor improvement authorities/fIFA/CDA districts to enhance public and private realm aesthetics along key corridors and at key gateways. Amend zoning ordinance with access management standards for arterials and collectors in Southfield. Prepare access management corridor plans for identified problem corridors in the City. Establish process and assign responsibility for regular coordination with area communities and groups to identify opportunities for regional paths and connections. Pursue grants and other funding to construct pathways along state/federal roads, where practical and in conjunction with improving Southfield's image along freeways. Update city standards to require preparation of traffic impact studies large developments. Aggressively pursue grants to construct critical pathway connections and public amenities. Community Facilities and Culture Support community heritage and diversity through development of interpretive information centers located in community facilities throughout the City. Support and communicate heritage and ethnic appreciation days, holidays and festivals to encourage participation by the entire community. Work with Southfield School District to plan for school closings and/or school expansion programs. Monitor the efficiency of the City's various departments to prevent any duplication of work and ensure consistent application of policies. Regularly engage the community on civic activities and events. Require coordinated landscaping and site design that will relate municipal buildings to one another and to the overall community. Incorporate wayfinding signs that signify areas of interest throughout the City. ~puthfield Implementation Mechanism * Primary Responsibility ** Short Term/ I\lid Term/ Long Term Priority GIS PWG Short Term CIP PWG Long Term Zoning Ordinance PC Long Term Zoning Ordinance PC Mid Term Zoning Ordinance PC Short Term TIFA, DDA, CIA, PSD/BID BD, PC Short Term Zoning Ordinance PC Short Term CIP, CIA, MDOT PWG/PC Short Term Coordination PR Mid Term CIP, SRS, MDOT PR, PWG Mid Term City Code PC,PWG Short Term CIP, MDOT PR Short Term CIP CR Short Term CIP CR Short Term CIP MCC PC Short Term CIP FSG Mid Term CIP CR Short Term Zoning Ordinance MCC Mid Term CIP PWG Mid Term Stewardship and Implementation 14-11 �City of Southfield Comprehensive Master Plan Plan Recommendation Enhance the night life experience by encouraging a diversity of entertainment-related businesses. Establish a Town Square at the municipal complex and City Centre that includes a traditional downtown, public fountains and other amenities. Establish a regulating plan for areas designated for a more urban character. Develop building form standards and design standards that enhance existing architecture. Continue to design public spaces and streetscapes to attract pedestrians and enhance vitality. Require safescaping measures that reduce visual barriers to police - such as opaque fencing, walls, and dense vegetation. Continue to promote programs that help residents prepare for natural disasters and emergency situations. Keep offering educational programs on the importance of water quality protection and recycling in our community. Keep developing facilities such as a community kitchen, farmers market, community gardens or community farms where residents can participate and learn about healthy living. Continue to establish learning opportunities for our age-oriented (senior) citizens. Continue to promote the new youth center and coordinate with schools to provide a comprehensive after school program. Step up the participation in Walk! Michigan. Continue to establish community healthy living programs that present Southfield as a premier healthy community in the region. Continue to work with area human service agencies to provide needed services to residents. Implementation .Mechanism * Primary Responsibility ** Short Term/ Mid Term/ Long Term Priority Zoning Ordinance BD Mid Term TIF CIA PSD CCAB PR Short Term Zoning Ordinance PC Mid Term Form-Based Code PC Long Term SAFETEA-LU PWG Short Term SAFETEA-LU PC Mid Term CIP MCC Short Term CIP MCC Short Term MNRTF MCC Mid Term SCF MCC Mid Term SCF SCF Short Term CIP CR Mid Term CIP MCC Short Term CIP HS Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Mid Term Future Land Use Establish regulatory incentives that encourage energy conservation and use of green technology or LEED™ certification as part of site and building development/redevelopment projects. Step up the planning and zoning of small areas of neighborhood commercial uses at main intersections near neighborhoods to provide goods and services. Continue to foster the revitalization and redevelopment of existing uses or areas which have become obsolete or are showing signs of aging. Keep eliminating non-conforming uses and incompatible land use patterns in accordance with the plan. Continue to allow local institutions such as schools and churches to develop within neighborhoods provided they maintain a scale and intensity with minimal traffic impacts. i.§outhfi_e ld Stewardship and Implementation 14- 12 �City of Southfield Comprehensive Master Plan Plan Recommendation Maintain creation of commercial and office development patterns that are grouped in strategic locations along corridors with high density residential development. Continue to require buffering, in the form of vegetation and attractive fencing for new development that is in conflict with adjacent land uses. Continue to use transitional zoning to minimize land use conflicts, so that high intensity uses are surrounded by gradually less intense uses. Provide large scale regional commercial mixed use development at the City Centre without adverse impacts on traffic flow or nearby neighborhoods. Keep encouraging senior housing, providing a full continuum of care, in mixed-use areas near commercial nodes or retail and service centers. Continue to use City incentives and sources of funding to stimulate development and redevelopment of corridors and sub areas. Continue to monitor the State's "Brownfield" incentive programs to encourage development/redevelopment of contaminated and obsolete sites. Incorporate land use and development strategies from Cornerstone Development Authority's strategic planning efforts. Continue to ensure site design reflects the quality and character of Southfield by updating Zoning Ordinance and City Codes, and approval of Community Design Guidelines. * Implementation Mechanisms: BRA - Brownfield Redevelopment Authority BID/PSD - Business Improvement District/Principal Shopping District CDBG - Community Development Block Grant NEZ - Neighborhood Enterprise Zone CIP - Capital Improvements Plan TIFA - Tax Increment Financing Authority ODA - Downtown Development Authority SA - Special Assessment MNRTF - Michigan Natural Resources Trust Fund LWCF - Land and Water Conservation Fund CIA - Corridor Improvement Authority MPG - Michigan Natural Resources Tree Planting Grants LDFA - Local Development Financing Act MSHDA - Michigan State Housing Development Authority HUD - Housing and Urban Development PT A - Property Tax Abatement ULA - Urban Land Assembly Program SRS - Safe Routes to School Program TEDF - Transportation Economic Development Fund Implementation Mechanism * Primary Responsibility ** Short Term/ Mid Term/ Long Term Priorif)' Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance CCAB Mid Term Zoning Ordinance PC Mid Term PTA SA ULA MCC BD Short Term BRA BD Short Term CDA CDA Short Term Zoning Ordinance PC Short Term FSG - Fiscal Services Group HD - Housing Department MDOT- Michigan Department of Transportation PR - Parks & Recreation PD - Planning Department PWG - Public Works Group SAFETEA-LU - Safe, Accountable, Flexible, Efficient Transportation Equity Act: A Legacy for Users ** Commission, Corporation and Authority Abbreviations: MCC - Mayor & City Council PC - Planning Commission ZBA - Zoning Board of Appeals CCAB - City Centre Advisory Board CDA - Cornerstone Development Authority HC - Housing Commission EDC - Economic Development Corporation PRB - Parks & Recreation Board SCF - Southfield Community Foundation ** Department/Agency Abbreviations: BD - Business Development BUD - Building Department CE - Code Enforcement CR - Community Relations Stewardship and Implementation 14- 13 �City of Southfield Comprehensive Master Plan Implementation Tools Zoning Ordinance Review This section of the Chapter will summarize the various recommendations into a checklist to outline actions and responsibilities for implementation. Tools to implement the Comprehensive Master Plan generally fall into these categories: A review of the City' s Zoning Ordinance and map was completed to identify potential changes to implement recommendations of this Comprehensive Master Plan. The review only suggests potential changes based on the plan, it does not evaluate the Zoning Ordinance for specific issues, problems, interpretations and compliance with current laws, legislation and case law. • Land use regulations derived from police powers. • Capital improvement programs derived from budgetary powers. 1. Each tool has a different purpose toward Plan implementation. Some suggest specific short term priorities, some are medium term policies and others involve on-going activities. The key tools are described below. ,~.,~ 1"~'"' Land Use Regulations The primary tools for Plan implementation, such as the Zoning Ordinance and other land use regulations, are summarized below. The City also has a number of other codes and ordinances to ensure that activities remain compatible with the surrounding area, such as noise, blight and nuisance ordinances and to control impacts on the environment and infrastructure. Zoning Map. The intent is that changes to the zoning map over time will gradually result in better implementation of the objectives encouraged in the Future Land Use Map. In some cases, the City may wish to initiate certain zoning changes as part of an overall zoning map amendment. Other changes to the zoning map will be made in response to requests by landowners or developers. In those cases, City officials will need to determine if the time is proper for a change. A key point to remember is that the future land use plan is a long range blueprint: implementation is expected, but gradually in response to needs, conditions and availability of infrastructure. Zoning Regulations. Zoning regulations control the intensity and arrangement of development through standards on lot size or density, setbacks from property lines, building dimensions and similar minimum requirements. Various site design elements discussed in this Plan are also regulated through the site plan review process, which addresses overall site design for items such as landscaping, lighting, driveways, parking and circulation, access management, pedestrian systems and signs. Zoning can also be used to help assure performance in the protection of environmentally sensitive areas such as floodplains, state regulated wetlands and woodlands. (§outhfie~.ct Overall Organization. The City should consider a comprehensive revision to the ordinance. There have been major advancements in the organization and structure of Zoning Ordinances that make these documents more user-friendly to the public and easier for the City to administer. . 1 3 stones ma" I 35 11 max height I T 10ftm-; i rear vara ! I ! .,___..,___..._ _ - --iI Oftm,n ioeyar::l wi:,rewal! 2. Zoning Map Changes. Areas on the Future Land Use Map that call for different land uses than are allowed under current zoning should be reviewed by the Planning Commission. Where there are differences, the City should review the zoning designations as compared to the Future Land Use Map to see what rezonings are appropriate for the City to initiate upon adoption of the Plan and which are more appropriate at a later time or at the property owner's request. Rezoning requests, either City initiated or from an applicant, shall use both the maps and text in the Future Land Use Plan as a guide. The graphic on the following page identifies areas where the current zoning is different from the Future Land Use Plan. Most of these areas are located within the sub areas. It is recommended that the City consider developing Stewardship and Implementation 14-14 �City of Southfield Comprehensive Master Plan Figure 14-1: Differences between Current Zoning and Future Land Use specific zoning districts or overlays for each of the sub areas to outline the unique range of uses and the special design character of each. The Southfield Zoning Ordinance does not address home occupations. As discussed in the Future Land Use Chapter, regulations on home occupations should be added that regulate the types of businesses that can be conducted within residential districts. Today' s business climate lends itself to people working out of their homes, and most communities accommodate it, with some parameters to ensure the residential nature of the neighborhood is protected. To accomplish this, regulations should be developed that ensure the residential character of the neighborhood remains by limiting things such as traffic generated, signage, lighting, parking, number of employees, etc. A form based code, a zoning approach which focuses less on permitted uses, but more on building size, shape, and location within a site, should be considered for the City Centre sub area. A form based code would have detailed design standards to direct building form and relationship to the street in a manner that will achieve the desired environment. Single-Family Residential Districts. Southfield has a number of single-family residential districts with minimal differences. For example, R- 1 through R-4 Districts permit the same uses and have the same required lot area and width with only slight setback differences. Some of these districts could be combined to simplify the ordinance. 3. , Southfield .> - - 4. Multiple-Family Residential Districts. The multiple family districts regulate density based upon number of rooms, which can be counterproductive toward the goal of more Stewardship and Implementation 14- 15 �City of Southfield Comprehensive Master Plan 5. 6. owner-occupied condominiums as opposed to rental apartments. Instead, the City should consider establishing a base number of units per acre, regardless of number of rooms per unit. exchange for higher quality development. PUD developments can accomplish the following: In addition, the appearance of multiple family developments could be enhanced through the addition of building regulations that set maximum length of buildings and require architectural features to break up long expanses of blank walls. • • • • • • Encourage compact, pedestrian-oriented environment. Currently districts require large front yard setbacks that encourage front yard parking lots. Permit mixed-use buildings along select corridors such as Telegraph, Southfield, Evergreen, and Greenfield Roads. Encourage development to be transit and pedestrian oriented especially along transit corridors. Provide incentives to encourage developers to use parking structures to reduce the amount of land devoted toward parking. Industrial Districts. Greater buffering from residential districts is needed including increased landscaping and wall regulations. The list of industrial uses should also be updated to include and possibly encourage eco-industries. Truck circulation requirements should also be added to ensure new industrial uses can accommodate the typical larger trucks that are now being used. Planned Unit Development. A Planned Unit Development (PUD) section could be added to help encourage flexibility in design and uses and provide incentives to developers. A PUD is a development option that allows the applicant to deviate from zoning ordinance requirements in Provide flexible design to respond to the unique characteristics of a site. Coordinate development on larger sites. Preserve significant natural features in a more coordinated and comprehensive manner. Provide alternatives for developing plans on land that may exhibit difficuh physical constraints, and where an improved design can provide the developer and the community with benefits. Ensure public infrastructure and road improvements are made concurrent with the development. Provide the opportunity to mix compatible land uses. PUD options should be created for residential neighborhoods, mixed use projects, and for business and industrial parks that could be overlay districts over current zoning. This could be a key implementation tool for getting the desired types of development in the subareas described in the Comprehensive Master Plan. A redevelopment PUD could also be created that would give incentives for redevelopment of nonconforming sites or uses to help promote infill development. Business and Office Districts. The business districts should be revised to encourage the desired mixed use categories explained in the Future Land Use Plan. Regulations should: • 8. • Open Space. Regulations should be added that require residential development over a certain size to set aside a certain amount of recreational area or open space as part of any new subdivision, condominium, or redevelopment. This can be done based on per unit or acreage basis and can require active playgrounds and athletic fields, or simply preserve natural areas for passive recreational use. • 7. • 9. Natural Features Setback. A natural feature setback from all regulated wetlands, natural ponds, lakes and streams and should be required for all districts that will limit negative impacts and encroachment into these sensitive areas. A 50 foot setback is recommended where buildings would be prohibited; however certain structures, such as decks and piers could extend into the setback. 10. Landscaping. Southfield has many areas where non-residential uses abut residential neighborhoods. The quality and type of buffering varies from non existent to very effective screening in different areas. Rather than a rigid standard, a sliding scale could be used that varies the width and type of screening (fence, wall, landscaping, combination, etc.) with greater buffers for more intense uses. Stewardship and Implementation 14-16 �City of Southfield Comprehensive Master Plan M 12. Driveway Access Management. Access management standards should be provided to regulate driveway placement. Driveway spacing standards should be included based upon roadway function or posted speeds. Provisions for shared driveways, frontage roads, service roads and parking lot connections will be provided. Charts and graphics will be included for greater ease of use. A variety of standards should be established that touch on a wide variety of topics including: • • • • • Screening for waste receptacles that is sturdy and matches the building. Mechanical equipment and screening. Standards for detention ponds should be added that encourages a natural appearance. Use of native materials where appropriate. Requirements should be reviewed from a public safety perspective to ensure that screening dose not hinder police surveillance. 11. Off-Street Parking Requirements. This section should be updated based on current information of parking demand and with the intention of promoting shared parking opportunities and transit oriented development. Specific areas that need to be added or revised include: • • • • Many uses require parking in excess of typical standards such as retail stores, restaurants, and professional offices, to name a few. Excessive parking can lead to increased storm water runoff and reduces the walkability of a community. Maximum parking requirements should be added to limit excessively large parking lots. Allowing smaller parking spaces may also help reduce the amount of pavement on a site. Parking space deferment (land banking provisions) should be included. The Planning Commission should be able to approve reduced parking where it is shared between uses or where a use is served by walk-in trade or transit. Provisions should be made to allow alternative paving materials such as porous pavement or other alternative paving material, particularly for seasonal or low usage parking. 13. Transportation. Many items that shape the street system and streetscape are included in other topics in this list; however, the following topics shall also be considered: • • • Require Traffic Impact Statements (TIS) for all development generating more than 500 directional trips. Increase density and height of buildings that are located along transit corridors. Revise regulations so views from I-696 and M-10 are treated as a front door to the community and not a rear yard. 14. Lighting. Exterior lighting provisions should be added to include additional lighting information for site plan review including: a photometric grid to verify light intensity is not excessive, pole and fixture details. Both minimum and maximum light levels should be regulated to ensure there is uniformity in lighting and adequate light for public safety. Light levels at residential property lines should be limited. 15. Building Materials. Exterior building wall requirements should be added to help improve the quality of new development. This section should address the full range of building materials and should have standards for front, side and rear facades. Incentives, such as increased density, for buildings that are sustainable or are Leadership in Energy and Environmental Design (LEED) certified should be included. LEED is the nationally accepted benchmark for the design, construction and operation of high performance green buildings. Stewardship and Implementation 14-17 �City of Southfield Comprehensive Master Plan 16. Non-motorized Pathways. Many sections of the ordinance state that sidewalks shall be provided along all public streets but do not provide any specifics on width or construction standards. A more comprehensive multi-modal pathway section should be added to the ordinance that addresses sidewalks and bike paths and pathway types based on a more functional classification. A system for installing pathways incrementally as sites develop also needs to be addressed, including where there are right-of-way issues. Sites shall be designed to have convenient and safe access to and from parking areas, buildings and the public pathway system. 17. Nonconforming. The nonconforming regulations should include separate regulations for nonconforming uses, lots, sites and buildings. In addition there should be standards to encourage upgrades to nonconforming sites that lack landscaping, parking, lighting etc. and provides for upgrades commensurate with the amount of building expansion. The nonconforming regulations should also be more lineate on nonconformities that are created by right-of-way expansion. This would assi5t the City in acquiring right-of-way without creating a hardship for the property owner. 18. Sign Ordinance. Although this is a separate ordinance and is not located within the Zoning Ordinance, it has significant implications on the appearance of Southfield. This ordinance should be updated with modem standards including reduced height of signage, prohibiting of pole or ground support signs, and developing personalized sign regulations for specific corridors or sub areas to help creative unique districts and nodes. Other Ordinances In addition to the zoning and sign ordinance discussed above, other city documents, such as the City's engineering specifications and general code of ordinances, should be revised based on the recommendations of this Plan. Property Maintenance Code The City has adopted a Property Maintenance Code via adoption of the State Building Code. This Code provides the City with enforcement powers to ensure that properties are maintained to the standards of the community. ~ outhfield ' I Development Review and Approval Process Most land development regulations are applied when new construction is proposed. The City of Southfield has a comprehensive development review process from development conceptualization to building occupancy. Once proper zoning is in place, a site plan must be approved followed by approval of building and site engineering construc.·ion plans and then permits for construction. Buildings and sites are inspected and then occupancy permits are issued. Regulations are enforced through a combination of monitoring by City staff and in response to complaints. Form-Based Code Areas planned for more urban development may be more appropriate to regulate through form-based codes rather than traditional zoning ordinances. Form-based codes focus more on the building form than the land use and strives to achieve a desired atmosphere first, then considers use as a secondary concern. They include very specific building regulations that ensure proper building placement relative to the public realm. Capital Improvement Plan (CIP) A CIP is a multi-year program that lists recommended improvements, timing, estimated costs and funding for infrastructure (streets, bikeways, sidewalks, sanitary sewers, waterlines, storm sewers and drainage) and community facilities (public buildings, fire, police and parks). Capital projects should be identified and constructed in a manner that helps support and promote desired development and to meet the needs of residents and businesses already in the City. The number of projects and their timing is influenced by several factors, in particular, the cost, need for environmental clearance, or approval by other agencies and funds available. For example, the amount of funding available from outside sources varies as new programs become available. Funding is also influenced by the timing of development (i.e. tax revenue), tax abatements and other changes to the anticipated tax base. Incorporating Plan Review into Rezoning Request Review Although a review of the plan is recommended every few years to provide a comprehensive examination of the plan, many issues with a Comprehensive Master Stewardship and Implementation 14-18 �City of Southfield Comprehensive Master Plan Plan will become obvious during consideration of a rezoning. It is important to incorporate review and amendment of the Comprehensive Master Plan as part of the Planning Commission's consideration of such requests. This is covered in more detail in the subsection on using the master plan for zoning reviews. Using the Comprehensive Master Plan for Zoning Amendment Review In considering a rezoning request or a proposed text amendment, the primary question is: "Does this zoning amendment conform to our Comprehensive Master Plan ?" Subsidiary questions follow that: ■ ■ ■ Was there an error in the plan that affects the appropriateness of the proposed amendment? Have there been relevant changes in conditions since the plan was approved that affect the appropriateness of the proposed amendment? Have there been changes in the community' s attitude that impacts the goals and policies of the Plan and affect the appropriateness of the proposed amendment? Answering these questions should answer the question whether or not a zoning amendment is appropriate and that should frame the reason within the context of the Plan. This method of analyzing a request rests on the assumption that a request that complies with a valid plan should be approved and that one that does not comply with a valid Plan should not be approved. (The principal exception to this rule would be text amendments intended to improve administration of the ordinance). Further, it assumes that the three circumstances that would invalidate a Plan are an oversight in the Plan, a change in condition that invalidates the assumptions that the Plan was built on or a change in the goals and priorities that the community set for itself. Oversight. An oversight in a Plan can be an assumption made based on incorrect data, an area on a Future Land Use map that is incorrectly labeled, or other factors that if known at the time of the Plan adoption would have been corrected. Changes in Conditions. A Plan is based on the assumption that certain conditions will exist during the planning period. If those conditions change then goals, policies and land use decisions that made sense when the Plan was adopted will no longer be valid and a zoning amendment that was not appropriate before may be appropriate now. Change in Policy. In the end, a Plan is based on the Planning Commission' s vision of their municipality' s future. When that vision changes, the plan should change. When a zoning issue results in a change in vision, a decision can be made that is contrary to the current Plan as long as that changed vision is explicitly incorporated into the Plan. Three points should be made. First of all , the factors for consideration (mistake, change in condition, and change in goals or policy) can work in reverse ; making a proposal that otherwise seems appropriate, inappropriate. Secondly, these factors should not be used to create excuses for justifying a decision to violate the Comprehensive Master Plan, or to change it so often that it loses its meaning. Finally, it has been the City' s long-standing policy that if a proposed zoning amendment is found inconsistent with the City's Plan, the amendment cannot be approved without first amending the plan. Consistency with Comprehensive Master Plan. The issue of consistency with the Comprehensive Master Plan can vary. For the purposes of this plan, consistency with the Comprehensive Master Plan in the case of a rezoning means being consistent with most of the relevant goals and polices as well as consistent with the Future Land Use Map. In the case of a proposed text amendment, consistency means being consistent with most of the relevant goals and polices. ~outhfield Stewardship and Implementation 14-19 �City of Southfield Comprehensive Master Plan Public Opinion Survey Overview The following is an overview of the Resident Public Opinion Survey completed in the fall of 2006. A full summary of the survey follows in this Appendix. The City received 1,145 completed surveys, a 3.2 percent response rate. Approximately 58 percent have lived in Southfield for more than 15 years. Forty-four percent plan to live in Southfield for the next 10 years or more. The top reasons why residents chose to live in Southfield were affordable housing and because Southfield is a full-service city. Residents ranked community facilities and services, such as the library and park facilities, as excellent and good, respectively. Community relations and the high school (in their area) ranked fair and poor, respectively. ■ ■ ■ • 63 percent strongly agree that the City should preserve environmental resources. Approximately three-quarters think the City's current programs and facilities reflect the interest of the current residents. The community's favorite park is Inglenook Park. 49 percent may support funding of a senior center. The Public Opinion Survey also indicated that: ■ ■ ■ ■ ■ ■ ■ ■ • Maintaining property values, stabilizing and improving neighborhoods are the top priority issues that need to be addressed by the City. Approximately 52 percent do not think the level of local services justifies the taxes paid. 65 percent consider the quality of life good in Southfield. 7 4 percent think crime is a problem, but not a major one. The most attractive feature in the community is the municipal center complex while the 8 Mile Road corridor is the most unattractive area in the community. 65 percent indicate the City has adequate sidewalks, 62 percent would like to see more single family homes, while 56 percent would like improved maintenance of streets, walks and trees in residential neighborhoods. 52 percent believe Southfield's "main street" is Southfield Road, followed by Evergreen Road at 25 percent. 37 percent would like to see additional technology/research development uses in the City and 36 percent would like more chain/midpriced/family restaurants in the City. Southfield's image/identity is good according to 58 percent of the survey respondents. The majority suggest that stronger code enforcement/crime control, lower taxes, public school system improvements, community maintenance and green space improvements would improve the image/identity of Southfield. Appendix �1. Are you a resident of the City of Southfield? Response Response Percent Total Yes .,_...,..._....iiiiiiiiiiiiiiiiii......iiiiiiiii~........~liii-.--~ No 98.6% 1100 1.4% 16 Total Respondents (sk'ppcd n·s quest-ion) 1116 29 2. How many years have you lived in Southfield? Response Response Total Percent Less than one year 1.3% 14 1-5 years 11.2% 125 6-10 years 16.5% 184 11-15 years 13.2% 147 More than 15 years 57.9% 647 Total Respondents r (skipped this question) 1117 28 3. Which of the following best describes your current status within Southfield? Response Response Percent Total Homeowner ..._iiiiiiiiii....,..iiiiiiiiiiiiiiiiiiiiiaiiiiiaiiii.............iifiiii....,iiiiiii.i Renter 90.8% 1015 7.6% 85 12 Property Owner (other than dwelling) 1 1.1% Business Owner 1 0.1% None of these 1 0.4% Total Respondents (skipped this question) 5 1118 2 4. How many more years do you plan to live in Southfield? Response Response Percent Total Moving very soon 4.4% 46 1-5 years 29.2% 304 6-10 years 22.4% 233 44% 458 More than 10 years Total Respondents 1041 ( kipped this quemon) 104 1 �5. Where is your primary employment location? Response Response Percent Total 17.8% 198 19.4% 215 i.iiiiii.iiiiiiiaiiiiiiiiiiiii 23.9% 265 ...,;iiii,;ilQ.iii.._:.-.,;;;i 36.3% 403 2.7% 30 Tnside Southfield ...._. .iW Outside Southfield, but within Oakland County ........ . . . i . Outside Oakland County Retired Not Employed Total Respondents ( kipped tins quest1011) 1111 J-' 6. How many adults ( 18 years and older) reside in your household? Total Respondents (skipped this question) 1084 61 7. HO\v many children (under the age of 18) arc in your household? Total Respondents 1040 (skippe this questwn) 105 8. What are the three most important reasons you or your family choose to live in the City of Southfield? Please rank your top three choices (Place a ,, l 11 next to your most important reason, a "2 11 next to your second reason, and a '13 11 next to your third reason). 1 2 3 Response Average Affordable housing 60% (251) 25% (102) 15% (63) 1.55 Schools 44% (122) 40% (111) 16% (44) 1.72 Near relatives and friends 37% (lll) 36% (109) 26% (79) 1.89 Close to shopping 14% (19) 37% (49) 49% (66) 2.35 Good healthcare facilities 10% (10) 49% (49) 42% (42) 2.32 Full-service City 25% (92) 36% (130) 39% (142) 2.14 Housing choices 44% (147) 32%(105) 24% (80) 1.80 24% (43) 39% (70) 37% (67) 2.13 6% (4) 20% (14) 75% (53) 2.69 Low crime 33% (107) 37% (119) 30% (99) 1.98 Near job 37% (93) 41% (103) 22% (56) 1.85 Sense of community 19% (38) 30% (60) 51% (101) 2.32 Other 40% (74) 15% (27) 45% (84) 2.05 Transportation access Recreational opportunities nearby Total Respondents 1106 2 �9. How would you or your family rate the following facilities and services in the community? Check one box. Response No Opinion Average Excellent Good Fair Poor Ambulance service 37% (418) 23% (258) 1% ( 13) 0% (1) 38% (425) 2.78 Fire protection 47% (519) 30% (332) 1% ( 15) 0% (0) 22% (249) 2.22 Police protection 42% (464) 40% (443) 8% (87) 2% (25) 8% (94) 1.96 Community relations 18% (203) 44% (485) 20% (225) 7% (73) 11% (120) 2.48 Code enforcement/property maintenance 28% (308) 35% (390) 18% (202) 9% (102) 10% (111) 2.39 Library services 54% (600) 25% (278) 5% (51) l % (15) 15% ( 169) 1.99 Human services 15% ( 166) 29% (328) 10% (112) 2% (20) 44% (487) 3.30 Yard waste services 41% (452) 37% (412) 9% (103) 2% (22) 11% (123) 2.06 Recycling services 39% (438) 38% (420) 8% (87) 2% (25) 13% ( 140) 2.11 Stormwater management 14% (152) 34% (379) 16% (172) 6% (61) 31% (344) 3.06 Wireless Internet/communication 9% (99) 24% (262) 14% (156) 10% ( 107) 43% (475) 3.54 Park facilities 31% (339) 49% (540) 8% (93) 1% (15) 11 % (123) 2.14 Recreational programs 25% (279) 45% (501) 9% (102) 1%(11) 19% (214) 2.44 Older adult activities 15% (164) 32% (353) 9% (96) 3% (29) 42% (460) 3.24 Elementary schools (in your area) 12% (127) 29% (321) 13% (142) 6% (71) 40% (441) 3.34 26% (290) 15% (165) 8% (87) 41% (457) 3.46 10% (110) 24% (270) 15% (169) 11% (121) 39% (434) 3.45 4% (40) 10% (108) 6% (64) 3% (28) 78% (854) 4.41 Middle schools (in your area) 9% (104) High schools (in your area) Charter schools ( in your area) Total Respondents (skipped th1~ que tion) 1123 22 3 �~...-,.c- (.~~uthfield. ~ r 1' l 1 ,., 11 t e1· o · 1 a 10. Do you think the level of local services received justifies the City of Southfield taxes paid? Response Response Percent Total 29.8% 326 52.5% 574 17.7% 193 Total Respondents 1093 Yes ........iiiiiiiiiliiii.a: No--iiiiiiai-...._.._.,._---1 Don't know .....iiiiiiii~ (skipped th· yue tion) 5 11 . How would you rate the quality of life in the City of Southfield? Response Response Percent Total Exce11ent 13.1% 144 Good 65.5% 719 Fair 17.8% 195 Poor 2.2% 24 No opinion 1.4% 15 Total Respondents (skipped this quest10n) 1097 4~ 12. Do you think crime is a problem in the City of Southfield? Response Response Percent Total Yes, it is a major problem. Yes, it is a problem, but not a major one. Not a problem. .....aiiiiiiillllii,jjiiiiiiiiiiW:.;,.;.;iiiii,iii....,.iiliiiii,iiii,i;..,..,..j lllliil--• 9.2% 101 74% 810 16.8% 184 Total Respondents l 095 (skipped this question) 50 13. How do you rate the overall employment opportunities available in Southfield? Response Response Percent Total Excellent 2.2% 24 Good 16.4% 180 Fair 22% 242 Poor 7.7% 85 No opinion 51.7% 569 TotaJ Respondents (skipped thL que.. tion) - --- - -- - 1100 5 4 �14. From the list below, what do you think are the highest priority issues that need to be addressed by the City? (Indicate what you think are the top three priorities by placing "l next to your highest priority, "2" next to your second priority, and "3" next to your third priority. 11 1 2 3 Response Average 43% (117) 28% (77) 29% (81) 1.87 Enhance/redevelop older commercial/office areas 21 % (53) 33% (82) 46% (113) 2.24 Expand wireless communication 29% (38) 26% (34) 45% (58) 2.15 Ensure property maintenance is enforced 39% (187) 34% (163) 28% (134) 1.89 Preserve open space and greenbelts 34% (97) 34% (96) 33% (93) 1.99 Expand recreational programs 9% (4) 39% (18) 52% (24) 2.43 Improve pedestrian/bicycle connections between neighborhoods and shopping, employment and recreation area. 24% (27) 30% (34) 46% (52) 2.22 Beautification of roadways 12% (12) 39% (37) 49% (47) 2.36 Increase the non-residential tax base 40% (121) 31 % (94) 30% (90) 1.90 Maintain property values 43% (304) 38% (271) 19% (135) 1.76 Neighborhood stabilization/improvement 22% (78) 37% (135) 41 % (149) 2.20 Expand recreational facilities 11 % (7) 37% (23) 52% (33) 2.41 55% (59) 14% (15) 31% (34) 1.77 Improve street maintenance and reconstruction Others Total Respondents (skipped this question) 1096 49 15. In your opinion, the existing variety of shopping opportunities and services available in the City are: Response Response Percent Total Well placed in the community .....Ollliii.l. . . . ._,.-..,iiijiiiiiiiiii,..;iiiiiiiiiiiiiiiliiiii.... 71.1% 743 Too dispersed; not centered in any one location ...,.......iiiii.iii... 23.3% 243 Overly concentrated in one area 5.6% 59 Total Respondents 1045 (skipped this que~tion) 100 5 �-~ 0uthfield tlze enter o il a I 16. How would you rate the impact that new development has had on the character of Southfield over the past IO years? Response Response Percent Total 31% 328 43.2% 458 Not changed 12.7% 134 A little worse 9% 95 4.2% 44 Improved a lot ~iiiiiiiiii..-iiili,i,i~ Improved a little ...........,.......,...,....,_...;;i A lot worse Total Respondents (skipped this question) 1059 86 17. Are there particular streets, neighborhoods, business districts, buildings, parks, or other features (natural or manmade) in the City that stand out in your mind as being especially A TTRACTTVE or create a "good feeling" to the community? If so, please describe. Please see page 11. Total Respondents 721 (skipped this question) 424 18. Are there particular streets, neighborhoods, business districts, buildings, parks, or other features (natural or manmadc) in the City that stand out in your mind as being especially UNATTRACTIVE? If so, please describe. Please see page 11. Total Respondents 579 (skipped this que. tion) 566 19. Are there any streets, sidewalks, or intersections in the City that you believe are unsafe or in need of improvement? If so, which ones and why do you feel they are unsafe? Please see page 12. Total Respondents 494 (skipped this question) 651 20. In your opinion, does the City have an adequate sidewalk system? Response Response Percent Total Yes No, sidewalks are needed at this location. ....-.iiiiiiiiiiliiiliiiiiii-.iaiiiii........iiiiiii. .iiiii,.,.l 65.1% 652 lllliiiilliliii,ii,..._._.......... 34.9% 349 Total Respondents 1001 (skipped this question) 144 6 �~ .0uthfield t 21. What types of new housing would you like to see in the City in the future? (Check all that apply.) Response Response Percent Total Single-Family homes 62.4% 615 Townhouses/Condos 27.1% 267 Apartments 5.5% 54 Older adult housing 31.3% 309 Assisted living 23.1% 228 Other (please specify) 7.8% 77 Total Respondents 986 (skippco this que.stion) ~9 22. Which types of nonresidential development would you like to see in the City in the future? (Check all that apply.) Response Response Total Percent eighborhood retail uses 25.7% 250 Specialty stores 32.2% 313 Service related uses 18.1% 176 Supermarkets 24.9% 242 Hotels, motels 7.2% 70 Industrial development 6.2% 60 Office development 11.8% 115 Entertainment 36.4% 354 Technology/research development 37.7% 367 Department stores & other large scale commercial uses 25.7% 250 Others (please specify) 12.3% 120 Total Respondents 973 (sl-ipped this question) 172 23. What type of stores or restaurants would you like to see in the community? Total Respondents 671 (skipped this question) Please see page 12. 24. Which of the following design features for residential neighborhoods do you support for the City? (Check all that apply.) Response Response Percent Total Sidewalks .........iiiiiiiii. . .....,~..i Decorative street lighting ...........ioiiiiii. .iiiiiiol eighborhood parks ..._.~iiWiiii.a.iiiiiili~ 43.9% 460 40.3% 422 40.4% 423 7 �. Id B ikepath systems 37.4% 392 Utility improvements 32.5% 341 Ease of getting to other parts oftown 18.4% 193 Street trees 36.1% 378 Improved maintenance of street, walks, trees, etc. 56.5% :592 8% 84 Others (please specify) Total Respondents (skipped this questrnn) 1048 97 25. What street/roadway do you consider to be the "Main Street" of Southfield? Please see page 13. Total Respondents 982 "-.ipped tt1is que~t1on) 1o3 26. It is important to preserve environmental resources (floodplain, wetlands/woodlands, lake/river quality) in the City of Southfield. Response Response Percent Total 63.6% 696 27.7% 303 ot sure 6.8% 75 I disagree 1.1% 12 0.8% 9 I strongly agree .....iiiiiiiiiiiliiiiliiiiiliiiiiiiiililiiiii,.,iiiiiiii.i.-.....a I agree lallliliiiilliiiiilllii,,,ii,iiiiiiiil I strongly disagree , Total Respondents (skipped this question) 1095 51 27. How would you rate Southfield's image/identity (roadway landscape, open space, streams/rivers, directional signs to community facilities)? Response Response Percent Total Excellent 10.7% 117 58.7% 642 23.9% 261 Poor 4.7% 51 o opinion 2.1% 23 Good......,..,....,......,........................ Fair ..._..,..liiiiia,llil Total Respondents ( ~kipped t i~ q estion, 1094 :2 8 28. What would you suggest to improve the image/identity of Southfield? Please see page 13. Total Respondents 675 �(.~uthfield . center of all ..: • t 1e 1t 29 . How proactive should the City be in creating economic development opportunities? Response Response Percent Total Ver}' proactive, the City should aggessively partner with the private sector in redeveloping parts of the City. Proactive, the City should involve itself selectively in redevelopment and keep public investment to a llililiiiiiiiiiii. .iiliiiiiiiiiiiiiiiiiilllii. . .iiiiiiii 50.9% 529 li..iiiiiiiiowiiiiiiiiiiiiiiiiiiiiiiiliiii;....a 41.7% 434 7.4% 77 mm1mum. Passive, economic development in the City should be driven by the market and private land owners only. Total Respondents 1040 (~kipped this question) 106 30. How actively should the City engage surrounding communities on topics of mutual concern (transportation, development along community boundaries)? Response Response Percent Total Very active .._illiliillliiiii-.iiiiiiiiiiilllililiiliiiiiiiiliiiiiiiiiiiiiiiiiilliiil Somewhat active ...iiiiiiiiiiiiiiiiiiiiiiiiiil Communities should not go out of their way to cooperate 66.7% 714 31.3% 335 2% 21 Total Respondents (_skipped this question) 1070 76 31. Do you think the current programs reflect the interest of the current residents? Response Response Percent Total Yes . ...-..iiiia.........iiiiiiii..-..iiiliiil...,._iiiiiiill No....__,....,.. 74.9% 692 25.1% 232 Total Respondents 924 (skipped this question) 222 9 �32. Do you think the current facilities reflect the needs of the current residents? Response Response Total Percent Yes 75.9% 710 No 24.1% 226 Total Respondents 936 (skippe this question) 210 33. What is your favorite park? Please see page 14. Total Respondents 699 kipped tl11s que~tion) ..i..i6 34. Are you willing to support funding of a Senior Center? Response Response Percent Total Yes .........._....,. 27.7% 299 No ...._...iiiiiliilii 23.3% 252 49% 530 Maybe ................................ Total Respondents (skipped this question) 1081 65 35. Please feel free to write any additional comments you may have regarding your impressions of the City of Southfield as it currently exists and/or how you would like to see the community develop in the future. Please see page 15. Total Respondents 590 (skipped thi~ question) 5.:-5 10 �r o - u alf 17. 18. Are there particular streets, neighborhoods, business districts, buildings, parks, or other fe,atures (natural or manmade) in the city that stand out in your mind as being especially ATTRACTIVE of create a "good feeling" to the community? If so, please describe. 54% - Library, Civic Center 15% - Parks, mainly Inglenook 7% - Civic Center Drive 5% - Evergreen Road 4% - Telegraph and 12 Mile Rd area Are there particular streets, neighborhoods, business districts, buildings, parks, or other features (natural or manmade) in the city that stand out in your mind as being especially UNATTRACTIVE? If so, please describe. 27% - 8 Mile Road Corridor 13% - Northland Center area 9% - Greenfield Road Corridor 8% - Southfield Road Corridor 11 �19. 23. Are there any streets, sidewalks, or intersections in the City that you believe are unsafe or in need of improvement? If so, which onas and why do you feel they are unsafe? 6% - Telegraph and 12 Mile Road 6% - 1O Mile Road 5% - Southfield Road and 12 Mile Road 4% - 8 Mile Road 4% - Southfield Road and 1-696 What type of stores or restaurants would you like to see in the community? 36% - Chain/ mid-priced/ family restaurants 19% - Upscale stores / fine dining / downtown setting 13% - Other - All types, non-chain, more fast food 8% - Better mall - clothing, department stores, chain stores 8% - None, Southfield has enough 12 �25. 28. What street/ roadway do you consider to be the "Main Street" of Southfield? 52% - Southfield Road 25% - Evergreen Road 16% - Telegraph Road 7% - Southfield has no Main Street 3% - Other What would you suggest to improve the image/ identity of Southfield? 14% - Stronger code enforcement I crime control 14% - Lower taxes 11 % - Imp rove school system 9% - Maintain/ keep-up what we have now 7% - Improve green space 13 �hfield enf'Jr of i.t at · · 33. What is your favorite park? 48% - Inglenook 27% - Other - Bauervic Woods, Burgh, Catalpa, Pebble Creek, etc 13% - Beech woods 10% - Civic Center 2% - All parks 14 �(.S~uthfield ~ 7 rne ceme · oJ 35. u all • Please feel free to write any additional comments you may have regarding your impressions of the City of Southfield as it currently exists and/or how you would like to see the community develop in the future. Economic - Lower taxes Transportation/ Utility Infrastructure - More sidewalks - Road repair Land Use / Development - Commercial development - Retail - Business Community Facilities and Services - Code enforcement - Improve Schools - Improve waste removal and recycling Community Image - Downtown area, City core - Property maintenance Parks and Recreation - Senior center - Interlinked bike/walking trails Natural and Cultural Resources - Preserve green space - Stay diverse 15 �Real Estate Assessed Value & Space Availability Because of the importance of Southfield as a business real estate market, an analysis of real estate market trends is important as the City plans for its future. The first series of tables comes from assessed valuation supplied to use by SEMCOG. As a note, the total number of properties in the assessed value tables does not match the total number of properties in the tables of square footage by year because the information comes from two separate datasets. Economic Development Appendix-1 �Southfield Commercial Real Estate Assessed Valuation 2006 Commercial Real Estate Assessed Value: 2006 Assessed Value Property Type Improved Vacant Total Buildings Land $ $ $ 520,654,470 $ $ $ 18,723 ,010 18,163,550 538,818 ,020 Total $ 1,094,554,170 652 ,840 $ $ 1,095,207,010 $ 1,615,208,640 18,816 ,390 $ $ 1,634,025 ,030 $ $ $ $ $ $ Industrial Real Estate Assessed Value: 2006 Improved Vacant Total 1,321 ,610 20,044,620 50,443,460 17,540 50,461 ,000 69,166,470 1,339 ,150 70,505,620 Southfield Commercial and Industrial Real Estate, Square Footage by Property Type Commercial & Industrial Real Estate, Square.-F_o_o_ta~g~e_b~y~P_ro~p_e_rt~y_T~p_e_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _---1 Square Feet Year Built Total Percent 21 ,736 ,194 4,252,761 1,522,302 430,601 4,095,971 8,720 ,759 40,758,588 Office Industrial Flex Retail Shopping Centers Not Available 53.3% 10.4% 3.7% 1.1% 10.0% 21.4% 100% Southfield Office Real Estate by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Office Space Square Feet Year Built Total 2000 & After 1990-99 1980-89 1970-79 Before 1970 Not Available Percent 900,168 688,460 8,378,881 6,606,056 3,361 ,600 1,801,029 4.1% 3.2% 38.5% 30.4% 15.5% 8.3% 21,736,194 100% Southfield Industrial Space by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Industrial Space Square Feet Year Built 2000 & After 1990-99 1980-89 1970-79 Before 1970 Not Available 50uthfie1d Total Percent 97,856 230,307 755 ,854 373 ,771 2,421 ,528 373 ,445 4,252,761 2.3% 5.4% 17.8% 8.8% 56.9% 8.8% 100% Economic Development Appendix-2 �Southfield Flex Space by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Flex Space Square Feet Year Built Total Percent 2000 & After 206,187 13.5% 1990-99 64,260 583,013 4.2% 38.3% 217 ,904 14.3% 166,016 10.9% 18.7% 100% 1980-89 1970-79 Before 1970 Not Available 284,922 1,522,302 Southfield Retail Space by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Retail Space Square Feet Year Built Total Percent 2000 & After 16,951 1990-99 1980-89 13,746 1970-79 Before 1970 Not Available 3.9% 3.2% 18,751 4.4% 61 ,119 190,038 129,996 430,601 14.2% 44.1% 30.2% 100% Southfield Shopping Centers by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Shopping Centers Square Feet Year Built 2000 & After 1990-99 1980-89 1970-79 Before 1970 Not Available Southfield r·, , . , ... \i;:.::,,- Total Percent 95,660 414,539 2.3% 10.1% 118,798 389,389 2,842 ,175 2.9% 9.5% 69.4% 235,410 4,095,971 5.7% 100% Economic Development Appendix-3 �Southfield Built Space by Type Commercial and Industrial Real Estate: Total Built Space 25,000,000 20,000,000 - 10,000,000 5,000,000 loouslrial Otti::e Flex Re1ai Sooppilg Cen!ers NO! Available Property Type Southfield Total Built Space by Year Built Comme1tial and lndus1rial RealEslale: Tolal OlflC8 Space (TllousandsofSquare fa!I) 71(XX) ----- 6,IXXJ 5.IXXJ 4,IXXJ 3,IXXJ 2.IXXJ 1,IXXJ - Bebl!l970 1!ro9!l 1970-79 21XXJ&Mer ~Availiie Year Built {§~uthfield Economic Development Appendlx-4 4 �Southfield Industrial Space by Year Built Commercial aoo Industrial Real Esta!!:l otal lrdustrialSpace (Thousands of Square FM) 3.00J 1.500 1,00J 500 Before 1970 197().79 1990-99 1900-89 2000&Alter NotAvaflalxe YearBuil Southfield Flex Space by Year Built Convnercial and Industrial Real Estate: Total Flex Space {Tl!ousaids of Square Feel) 700 600 500 ~ 400 0 rn ~ 200 Belore 1970 197().79 1980-89 199().99 2000& After Not Avaiable YeatBuilt Economic Development Appendix-5 �■ Southfield Retail Space by Year Built Commercial and Industrial Real Estate: Total Retail Space (Thousaids of Square Feet) 200 180 160 140 ~ 120 CJ <n -;; 11)0 ::: BO 60 40 20 Before 1970 1970-79 1990·99 1980-89 2000 &After NotAvaiable Year Built Southfield Shopping Center Space by Year Built Commercial aoo looustrial Real Estal2:Total Shopping Ceriers (Thousards fi Square Feet) 3.IXXJ 2.500 2.IXXJ 1.500 1,r.oo 500 Beltle1970 197!Fl9 2aXl&Alter YsBuil Economic Development Appendlx-6 �Real Estate Market Trends The analysis in this section looks at real estate market trends. It draws upon data provided to use by Hines Company. The first three tables come from Grubb & Ellis. The rest of the data tables are from the Co-Star database. Office Space. In terms of total office space, the cities of Southfield and Troy each have far more amount of total built office space as compared to the other communities; however, alI of the communities currently have vacancy rates of approximately 20%. While the City of Southfield absorbed over 117,000 square feet of office space in the first three quarters of 2006, the city's office market is not performing as well as the number suggests. Throughout the region, businesses are reducing and/or consolidating their use of office space. One example of this is the downsizing of operations by Collins & Aikman in which they relocated from the City of Troy to occupy 130,000 square feet of space in Southfield. Excluding this one move, the amount of vacant office space in the City of Southfield increased. The increased vacant space is due primarily to businesses reducing or consolidating their operations and not due to new construction. Office Space Availability Comparisons, Southfield versus Neighbors, Source: Grubb and Ellis Office Real Estate, Space Available: Third Quarter 2006 Vacant Community Total SF SF Percent City of Southfield 16,729,405 3,593,435 21.5% City City City City 5,865,082 2,809,747 1,571,736 13,147,907 1,133,260 594,306 374,490 2,806,205 19.3% 21.2% 23.8% 21.3% of Farmington Hills of Livonia of Novi of Troy Office Space Absorption: Southfield and Neighboring Communities, Source: Grubb and Ellis Office Real Estate, Absorption & Construction: Third Quarter 2006 Community Net Absorption YTD 2006 Under Construction City of Southfield 117,436 - City City City City 6,169 11,367 69,897 (92,469) 86,500 93,000 of Farmington Hills of Livonia of Novi of Troy - Economic Development Appendix-7 - - - - -- = = = = = = = = = = = - �Office Space Rents: Southfield and Neighboring Communities, Source: Grubb and EJlis Office Real Estate, Rents: Third Quarter 2006 I Askinq Rent I Community Class A Class B City of Southfield $ 26.69 $ 22.82 City City City City $ $ $ $ 23.65 26.57 25.23 27.45 $ $ $ $ 22.09 23.00 24.24 21 .78 of Farm ington Hills of Livonia of Novi ofTrov Selected Top Office Leases, Southfield and Neighboring Communities, Source: Co-Star Database, 2006 SUbmarket Building (2:a:Renewal) ~ SF Ten nttlame t62r865 Col';llS & Aikman 1 Travelers Tower Southfield fl of 10 Mile 2 The Cor~orate Crossings at Fair Dearborn 161 ,944 WPP 3 Bloomfield Parkway• Blocmfield 15&,COO Putte Hames.. Inc 4 Stoneridge I Blocmfteld ~O CCC Butz:el Leng, P.C. 5 Trey Place Troy South 6~..61 ~. Sea.rs Holdings. 6 5001cwn CenterDri•;e Deertorn 6=,,COO •,~'PP 7 One Kennedy Square CBD 5J597 Ernst & Yeung 8 Galleria Office111tre (400)• Southfield, I of OMile 5 ,714 Attorney's TrtLe 9 Fairlane Plaza South Deartorn 44.181 Ferd Motor Land Oe•,elop:merrl 1G Oakland Office C!.'mmons u• 1roy Scuth 11 West Bloomfield Pre fessicnal Center Blcomfield 1:uest 37,t!:1 Henry Ford Hea.lh System 12 Unit7 Washtenaw W cf 22, 2-6,GCC Audarex 13 Trh4tria Office Blog• FarmmqtonJFarrn Hifls 32,,~-B l'erriU Lynch & Co., Inc. 1 Victor Park West~ Scu1ttern 1-275 Ccntior 21,2!:.C SHlicfoelectrcn~ 2,500 JP Mcrqar Chase 15 Town Center Southfield I of OI, tle 20,4&6 Se'llperian 16 Knitt111g l,lilr Rochester 2G 0IJC Sat:,er Buildirlg Ser,'lCes. ilc. 17 Nmtti Building TJaccrrb East 20-.CUO Plante & l,loran 18 Liberty Center (100' 9 Civic Plaza Bu.ldirlft Troy South 1Si 'l 2 !Jclina Healthcare Soottmeld Hof 10 Mile 19.22 T 20 TroyTower Troy ~larth 1f:I 117 h.ernrek 21 Stroh River Place' CetrcitE cfit'l•'ood\•.tl.fd 1&.933 .bl:<lit Niclialscn P.C 22 Century Building FarmingtcnJFann HUis 1i, T7 CSl,I Wcrldwkle. Inc. 23 Bingham Office Center Southfield 0110 Uile 16,273 Dana Corporation 24 Fairways Office Cen1er 25. o •1er 600* Fa.rmingtonJFarrn Hills "15.1&4 lNireless lcyz CBO 15.99E, Canadlllfl Consulate General 26 Great Expressions Center• Blocmfield 1~.,923 S1rabl Cunning-ham & Sha~. P.C. 27 Bingham Office Center Southfield I of OMlle 15.599 U itecl Pttysicians 28 Victor Par!. West• Southern l-27S Ccrrirlcr 1: ,55·2 t 1artz Tra, el Company 29 Courtyard Bldg lNa.shtenaw Wrf2., 14.7CC llcRy !Jaid. Ille. 30 Oakland Towne S(ttlare Phase !t Southfield H of OMile 1-4.139 ttatiooal Union Fire or.rne z ·me-r's Association 31 Advance Office Bldg Southfield so1 :!2 Crossmark Bldg Scuthem 1-27~, Ccrridor 13.7CC Honey-..,eft lnterraiic;nal Inc. 1:.,52,B Et)Li>J lanagernert Inc. 1 ,~06 Zamler, l!elle & Shiffman, P.C. ~,3 Columbia Center Ir Trc:t South 3 LSG Building Pcntiac 12-CCO LSG Insurance 35 Tri-Atria Office Bldg Farm111gtonJ'Farrn Hills 12 72 Elrros t•.S. Ifie. 35 Bloomfield Centre Scutr• Blcr.mfield 12..231 Lnorm. Sayles & Ccmpany LP. 37 Westridge Office Center Farmington/Farm Hills 12. me Amerigcn. Inc. 38 Ford Field CBO 11 .fOC FEI 39 3850 Hamlin Rd Auburr Hffls 11 .537 Bnrgl/uamer 40 Galleria Officeritre (200) Southfield ti of 10 Mile 11,411 Internet Operations Center, Inc. uthfield_ I, I J Economic Development Appendix-a �Total Office Space Total Office Market, Southfield and Other Sub-Markets Office Real Estate, Total Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor # of Bigs 418 283 135 538 167 55 52 264 490 151 308 178 130 734 412 37 136 134 105 306 295 81 214 413 723 483 Total SF (RBA) 23,885,541 17,940,762 5,944,779 16,352,691 3,955,509 2,366,891 1,246,798 8,783,493 35,769 ,260 2,016,436 5,595,717 4,268,045 1,327,672 9,873,859 14,336,912 7,703,958 1,318,926 3,685,410 1,628,618 3,440,869 17,845,171 5,164,606 12,680,565 10,311 ,095 18,369,456 9,182,527 Total SF 4,172,366 3,423,657 748,709 2,578,859 476,800 299,435 150,568 1,652,056 6,765 ,079 321 ,571 1,144,176 900,727 243,449 1,329,159 1,832,699 491 ,382 174,844 847,185 319,288 500 ,299 4,075,285 752,775 3,322,510 1,663,480 2,210,889 1,229,126 Percent 17.5% 19.1% 12.6% 15.8% 12.1% 12.7% 12.1% 18.8% 18.9% 15.9% 20.4% 21 .1% 18.3% 13.5% 12.8% 6.4% 13.3% 23.0% 19.6% 14.5% 22.8% 14.6% 26.2% 16.1% 12.0% 13.4% Economic Development Appendix-9 �Office Market Dynamics, Southfield and Other Sub-Markets Office Real Estate, Total Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Southfield c-" ti Net Absorption 48,614 77,779 (29 ,165) (47,086) (47,249) (12,409) 16,362 (3 ,790) 86,583 41 ,153 184,300 135,090 49,210 1,247 (69 ,381 ) (213 ,553) 24,985 113,926 5,261 127,885 70 ,743 (125,095) 195,838 219,534 (125 ,424) 44,429 Deliveries - Under Construction 15,200 15,200 - 53 ,651 - - - 112,680 11 £,680 - 37,651 16,000 355 ,000 20,000 411 ,728 408 ,473 3,255 18,073 - - 176,103 176,103 26,163 - - 45,440 - 28,424 - - 354,501 139,276 38,676 215,360 52,680 52,680 Economic Development Appendlx-10 �Quoted Rates Data for Office Space, Southfield and Other Sub-Markets Office Real Estate, Total Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 20.02 20.99 15.59 23.32 27.53 25.81 22.14 21.69 19.19 18.89 22.58 23.24 20.45 19.43 19.26 21 .24 20.46 16.41 22.32 18.17 20.44 20.89 20.23 23.21 20.41 19.88 Economic Development Appendlx-11 �Class A Office Space Class A Office Market Overview Office Real Estate, Class A Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor # of Bigs 27 26 1 30 6 7 2 15 Total SF (RBA) 7,233,932 7,163,932 70,000 3,194,547 359 ,218 881 ,250 89 ,848 1,864,231 29 1 15 14 1 6 10 7 - 11,492,969 43,230 1,533,069 1,531 ,017 2,052 375,902 5,960,223 5,768,384 1 2 1 32 11 21 25 23 11 86,344 105,495 40,000 6,302,465 2,070,257 4,232,208 3,408,118 5,366,256 1,634,413 Total SF 1,611,515 1,610,015 1,500 824,243 44,273 183,139 8,317 588 ,514 1,647,145 396,058 394,006 2,052 104,377 376,814 280,436 31 ,265 65,113 1,099,293 265,900 833,393 507,360 722,177 289,394 Percent 22.3% 22.5% 2.1% 25.8% 12.3% 20.8% 9.3% 31 .6% 14.3% 0.0% 25.8% 25.7% 100.0% 27.8% 6.3% 4.9% 0.0% 36 .2% 61 .7% 0.0% 17.4% 12.8% 19.7% 14.9% 13.5% 17.7% Economic Development Appendix-12 �Class A Office Market Absorption and Delivery Data Office Real Estate, Class A Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Net Absorption Deliveries Under Construction (4,465) (8,957) (960) 755 4,697 119,766 - 355,000 - 35,798 242,000 - 37,850 (2,052) 17,951 (208,791) (213,032) 242,000 - - 23,021 23,021 - - - 112,680 112,680 - - - - - - - - - - - 4,241 108,855 12,783 96,072 193,407 (85,336) (14,954) - - - 308,900 7,000 - 160,360 34,315 34,315 Economic Development Appendix-13 �Quoted Rates, Class A Office Market Office Real Estate, Class A Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Southfield $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 23.11 23.12 17.00 25.80 35.45 27.31 19.04 23.44 23.42 23.06 23.06 25.03 21 .06 20.46 28.02 22.25 22.99 24.06 22.67 27.09 23.12 22.75 Economic Development Appendix-14 �Class B Office Space Class B Office Market Overview Office Real Estate, Class B Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 1O Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor ~ outhfielcl #of Bigs 175 125 50 321 101 41 28 151 222 71 185 102 83 344 202 25 63 64 50 124 171 49 122 236 328 230 Total SF (RBA) 12,198,606 8,966,926 3,231 ,680 11,178,690 2,917,515 1,379 ,601 847,997 6,033,577 19,582,183 1,384,673 3,080,809 2,121,806 959,003 6,079 ,202 5,673,136 1,879 ,875 807,170 1,963,714 1,022,377 1,991 ,589 10,283,659 2,830,739 7,452,920 5,305,029 9,002 ,681 4,672,750 Total SF 2,079,044 1,591,651 487,393 1,561 ,078 385,528 87,716 120,462 967,372 4,085,959 256,223 596 ,796 403 ,773 193,023 835,986 918,747 210,946 94,387 396,984 216,430 368,868 2,863,746 470,664 2,393,082 966,413 1,109,355 684,312 Percent 17.0% 17.8% 15.1% 14.0% 13.2% 6.4% 14.2% 16.0% 20.9% 18.5% 19.4% 19.0% 20.1% 13.8% 16.2% 11 .2% 11 .7% 20.2% 21 .2% 18.5% 27.8% 16.6% 32.1% 18.2% 12.3% 14.6% Economic Development Appendix-15 �Class B Office Market Absorptions and Deliveries Office Real Estate, Class B Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Net Absorption Deliveries 93,112 - (5,505) - 87,607 (8 ,110) (39 ,103) Under Construction 15,200 15,200 - 53,651 - - - 1,453 16,833 37,651 12,707 16,000 - - (33 ,797) 34,533 20,000 - 165,411 166,473 176,103 107,118 166,473 176,103 58 ,293 27,399 108,656 18,073 - - - 84,611 4,675 72,796 (62 ,034) 26,163 - - (521) 19,891 - - - 45,440 28,424 - (131 ,518) - - 69,484 - - (13 ,740) 45,601 (103 ,149) 132,276 55,000 18,365 3,904 38,676 18,365 Economic Development Appendix-16 �Class B Office Market Quoted Rates Office Real Estate, Class B Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Southfield- ~ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 18.90 19.66 16.08 22.17 25.f)1 23.37 22.63 20.92 17.68 19.68 22.96 24.00 20.91 19.72 20.74 22.99 20.98 18.50 22.90 18.90 19.20 19.86 18.83 21.12 19.46 19.40 Economic Development Appendix-17 �Class C Office Space Class C Office Market Overview Office Real Estate, Class C Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor ,.Southfield ........... # of Bigs 216 132 84 187 60 7 22 98 239 79 108 62 46 384 200 5 73 69 53 181 92 21 71 152 372 242 Total SF (RBA) 4,453 ,003 1,809,904 2,643,099 1,979,454 678,776 106,040 308,953 885,685 4,694,108 588,533 981 ,839 615,222 366,617 3,418,755 2,703,553 55,699 511,756 1,635,352 500,746 1,409,280 1,259,047 263,610 995,437 1,597,948 4,000,519 2,875,364 Total SF 481 ,807 221 ,991 259,816 193,538 46,999 28,580 21,789 96,170 1,031 ,975 65,348 151 ,322 102,948 48,374 388,796 537,138 80,457 418,936 37,745 131 ,431 112,246 16,211 96 ,035 189,707 379 ,357 255,420 Percent 10.8% 12.3% 9.8% 9.8% 6.9% 27.0% 7.1 % 10.9% 22.0% 11 .1% 15.4% 16.7% 13.2% 11.4% 19.9% 0.0% 15.7% 25.6% 7.5% 9.3% 8.9% 6.1% 9.6% 11 .9% 9.5% 8.9% Economic Development Appendix-18 �Class C Office Market Absorptions and Deliveries Office Real Estate, Class C Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfi eld N of 10 Mile Southfield S of 10 Mile Bloomfield Birm ingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Aubu rn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Net Absorption (62,014) (38,354) (23 ,660) (34,511 ) 811 (12,902) (1,226) (21 ,194) 614 6,620 (16,909) (9,878) (7,031) (44,103) 30,754 5,094 29 ,315 (3,655) 55,089 23,922 (6,360) 30,282 39,867 63,061 55 ,479 Deliveries - - 3,255 Under Construction - - 3,255 - - - - - - - - - - Economic Development Appendix-19 �Class C Office Market Quoted Rates Office Real Estate, Class C Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor $ outhfield 15.72 $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 20.47 18.28 $ 17.66 16.85 14.84 21 .65 26.46 30.18 20.98 17.72 17.19 13.88 18.93 19.71 16.51 17.22 15.16 19.73 13.75 20.45 16.39 18.02 19.33 17.73 Economic Development Appendix-20 �-:-~ Comparative Industry Sector Data The data in this appendix show comparisons of Southfield and its competitor communities in SE Michigan. The initial eries of tables are industry data. Note: The US Economic Census does not provide detailed city level data for some industries. Tho e for which data are available are included here. The final table in this appendix compares workforce data Southfield and surrounding communities. Manufacturing Manufacturing Employment: 1997-2002 Change 1997-2002 Number of Employees Community City of Southfield Oakland County Southeast Michigan City City City City City of of of of of Southfield Farmington Hills Livonia Novi Troy 1997 Number 2002 4,564 90 ,481 380 ,989 4,564 5,109 17,012 2,448 11 ,872 3,717 79 ,167 339 ,391 Percent -18.6% (847) (11 ,314) -12.5% -10.9% (41 ,598) (847) 3,717 3,551 13,295 3,151 9,211 -18.6% -30 .5% -21 .8% 28.7% -22.4% (1 ,558) (3,717) 703 (2,661) Manufacturing Establishments: 1997-2002 Change 1997-2002 Number of Establishments Community 1997 City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy Number 2002 Percent 115 2,366 7,980 103 2,160 7,276 (12) (206) (704) -10.4% -8.7% -8.8% 115 155 350 87 396 103 123 296 90 320 (12) (32) (54) 3 (76) -10.4% -20.6% -15.4% 3.4% -19.2% Manufacturing Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy 1997 2002 211 ,748 3,747,478 17,210,390 190,806 3,745,799 16,740,016 (20 ,942) (1,679) (470 ,374) 211 ,748 225,308 826,716 104,351 470,949 190,806 156,585 692,175 129,509 374,546 (20 ,942) (68 ,723) (134,541 ) Manufacturing Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy ~$out.~ field_ Change 1997-2002 Number 1997 748,752 27 ,172,655 120,896 ,363 748,752 993,840 4,243,020 378,780 1,677,987 2002 878,302 27,022,148 Percent -9 .9% 0.0% -2.7% -9.9% -30 .5% -16.3% 24.1% -20.5% 25,158 (96,403) Change 1997-2002 Number Percent 120,863,680 129,550 (150,507) (32 ,683) 17.3% -0.6% 0.0% 878,302 596,628 3,529 ,730 547,140 1,620,269 129,550 (397,212) (713,290) 168,360 (57,718) 17.3% -40 .0% -16.8% 44.4% -3.4% Economic Development Appendix-21 �,~ Wholesale Trade Wholesale Trade Employment: 1997-2002 Change 1997-2002 Number of Employees 1997 Community 6,838 4,381 (2,457) 42,709 (2,602) -35.9% -5.7% 107,361 98 ,924 (8,437) -7.9% 6,838 5,457 4,381 (2,457) -35.9% 6,172 715 13.1% 6,093 2,995 (2,598) (945) -29 .9% 7,457 (32) Oakland County City of Southfield City of Farmington Hills 8,691 City of Livonia City of Novi 3,940 7,489 City of Troy Wholesale Trade Establishments: 1997-2002 Number of Establishments Oakland County 440 3,526 Southeast Michigan 7,831 City of Southfield 440 City of Southfield City of Farmington Hills City of Livonia 416 424 163 521 City of Novi City of Troy -24.0% -0.4% Change 1997-2002 2002 1997 Community Percent 45,311 City of Southfield Southeast Michigan Number 2002 Number Percent 313 3,136 7,155 (127) 313 350 (127) (66) 367 176 (57) -28.9% -15.9% -13.4% 13 (55) -10.6% 466 -28 .9% -11 .1% (390) (676) -8.6% 8.0% Wholesale Trade Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community City of Southfield Oakland County Southeast Michigan City of Southfield City of Farmington Hills City of Livonia City of Novi City of Troy 1997 425,961 2,332,052 4,820,510 Change 1997-2002 2002 Number Percent 298,440 (127,521) -29.9% 2,451 ,125 5,068 ,087 119,073 247,577 5.1% 5 .1% 425,961 298,440 (127,521 ) -29 .9% 266,743 337,723 185,114 313,389 311 ,304 165,690 46,646 (26,419) 17.5% -7.8% (19,424) -10.5% 384,086 423,751 39,665 10.3% Wholesale Trade Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 1997 2002 Change 1997-2002 Number Percent City of Southfield 15,374,784 10,822 ,045 (4,552 ,739} Oakland County 69,193,980 62,105,475 (7,088 ,505) -29 .6% -10.2% 119,496,360 119,344,812 (151 ,548) -0 .1% Southeast Michigan City of Southfield 15,374,784 10,822 ,045 (4,552,739) -29 .6% City of Farmington Hills 7,318,421 5,129,960 (2,188,461) -29 .9% City of Livonia City of Novi City of Troy 6,430,171 10,625,578 4,195,407 65.2% 2,851 ,870 11 ,690,883 3,999,399 13,634,351 1,147,529 1,943,468 40 .2% ~o~thfi_e lcl 16.6% Economic Development Appendix-22 �Retail Trade Retail Trade Employment: 1997-2002 Change 1997-2002 Number of Employees Community 1997 Southeast Michigan Percent -16.5% 8,925 7,449 (1,476) 83 ,826 254,616 80,791 (3 ,035) -3 .6% 248 ,940 (5 ,676) -2.2% City of Southfield Oakland County Number 2002 City of Southfield 8,925 7,449 (1,476) -16.5% City of Farmington Hills 4,696 4,785 City of Livonia City of Novi City of Troy 9,668 6,100 9,373 6,672 13,040 89 (295) -3.1% 12,184 1.9% 572 9.4% 7.0% 856 Retail Trade Establishments: 1997-2002 Number of Establishments Community 1997 City of Southfield Oakland County Southeast Michigan City of Southfield City of Farmington Hills Number Percent 566 5,530 17,878 510 5,368 17,690 (56) (162) -9.9% -2 .9% (188) -1.1% 566 510 284 (56) (44) 566 (78) -9.9% -13.4% -12.1% 338 596 15 (11) -1.8% 328 644 City of Livonia City of Novi City of Troy Change 1997-2002 2002 323 607 4.6% Retail Trade Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community City of Southfield Oakland County Southeast Michigan City City City City City 1997 182,610 Change 1997-2002 2002 Percent 1,623,945 4,634,742 184,651 1,850,840 5,366,043 182,610 184,651 2,041 1.1% 104,190 167,704 32,704 31.4% 14.0% 105,404 136,894 191 ,229 129,541 226,858 298,819 71 ,961 of Southfield of Farmington Hills of Livonia of Novi of Troy Retail Trade Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community Number 1997 2002 2,041 1.1% 226,895 731 ,301 14.0% 15.8% 23,525 24,137 22 .9% 31 .7% Change 1997-2002 Number Percent City of Southfield 1,987,669 2,413 ,836 426,167 21.4% Oakland County 16,585 ,042 19,140,544 2,555,502 15.4% Southeast Michigan 48,478 ,305 56 ,386,450 7,908,145 16.3% City of Southfield 1,987,669 2,413,836 426,167 21.4% City of Farmington Hills 1,100,432 1,239 ,439 139,007 12.6% City of Livonia City of Novi City of Troy 1,591 ,215 1,177,759 2,014,903 1,265 ,004 423,688 87,245 26.6% 7.4% 2,410 ,805 3,110,710 699,905 29.0% Economic Development Appendix-23 -- - -- - - �Real Estate, Rental & Leasing Real Estate & Rental & Leasing Employment: 1997-2002 Number of Employees Community 1997 Change 1997-2002 Percent Number 2002 3,001 14,568 2,781 (220) -7.3% Oakland County 16,161 1,593 10.9% Southeast Michigan 29 ,948 33 ,179 3,231 10.8% City of Southfield City of Southfield 3,001 2,781 (220) -7.3% City of Farm ington Hills 3,754 4,157 403 10.7% City of Livonia City of Novi 799 254 1,527 991 489 192 235 24.0% 92.5% 2,064 537 35.2% City of Troy Real Estate, Rental, & Leasing Establishments: 1997-2002 Number of Establishments Community 1997 Change 1997-2002 Number 2002 Percent (15) -5.1% 4.3% City of Southfield Oakland County 292 1,772 277 1,848 Southeast Michigan 4,261 4,475 City of Southfield City of Farmington Hills 292 206 277 201 (15) (5) -5.1% -2.4% City of Livonia City of Novi City of Troy 120 129 53 169 68 160 9 15 (9) 28.3% Real Estate, Rental & Leasing Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community 1997 City of Southfield City of Southfield City of Farmington Hills City of Livonia City of Novi City of Troy City of Southfield 7.5% -5.3% Number 96,000 571 ,859 Percent 6,834 7.7% 1,032,042 180,944 283,893 46 .3% 37 .9% 89 ,166 89 ,094 96,000 141 ,693 6,834 7.7% 52,599 59 .0% 21 ,522 6,337 25,735 15,928 151 .3% 41 ,231 85,989 4,213 9,591 44,758 390,915 748,149 Real Estate, Rental & Leasing Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 5.0% Change 1997-2002 2002 89 ,166 Oakland County Southeast Michigan 76 214 1997 2002 19.6% 108.6% Change 1997-2002 Number Percent 356,320 479,859 1,987,131 2,834,638 123,539 847 ,507 34 .7% Oakland County Southeast Michigan 4,245 ,972 5,652,406 1,406,434 33 .1% 42.6% City of Southfield 356,320 34.7% 429,479 479 ,859 560,558 123,539 City of Farmington Hills 131 ,079 City of Livonia 149,083 131 ,989 (17,094) 30.5% -11 .5% City of Novi City of Troy 34,742 191 ,288 72,356 483,644 37,614 292,356 108.3% 152.8% Economic Development Appendix-24 �Professional, Scientific, & Technical Services Professional, Scientific & Technical Services Employment: 1997-2002 Number of Employees Community City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy 1997 Change 1997-2002 Number 2002 NA NA NA 93,633 32,634 53.5% NA NA NA 13,035 7,600 6,668 1,436 NA NA NA NA NA NA NA NA NA NA NA NA 15,151 16,865 1,714 11.3% Professional, Scientific, & Technical Services Establishments: 1997-2002 Number of Establishments Community City of Southfield Oakland County Southeast Michigan City City City City City 1997 Change 1997-2002 2002 Number 967 6,415 13,011 29 893 2,095 3.1% 16.2% 19.2% 938 656 384 126 843 967 750 441 220 924 29 94 57 94 81 3.1% 14.3% 14.8% 74.6% 9.6% Professional, Scientific & Technical Services Annual Payroll: 1997-2002 Annual Payroll ($1,000) City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farm ington Hills of Livonia of Novi of Troy 1997 696,774 2,990,558 5,202,486 696,774 359,643 223,985 66,610 822,101 Change 1997-2002 2002 Number NA 5,640,335 NA City of Southfield City of Farmington Hills City of Livonia City of Novi City of Troy ~outhfielcl 1,584,788 6,921 ,973 12,275 ,598 1,584 ,788 829 ,141 553,650 166,930 1,644 ,736 Percent NA 2,649 ,777 88 .6% NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA 1,029,197 207,096 Professional, Scientific & Technical Services Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 1997 2002 City of Southfield Oakland County Southeast Michiqan Percent 938 5,522 10,916 of Southfield of Farmington Hills of Livonia of Novi of Troy Community Percent 13,035 60,999 113,457 NA 9,865 ,115 25.2% Change 1997-2002 Number Percent NA NA 2,943,142 42 .5% NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA 2,175,553 530,817 32.3% Economic Development Appendlx-25 �Administrative, Support, Waste Management, & Remediation Services Administration & Support &Waste Management & Remediation Services Employment: 1997-2002 Number of Employees Change 1997-2002 Community 1997 Number Percent 15,152 88,516 23,053 7,901 52.1% 81,549 (6 ,967) -7.9% 169,739 168,995 (744) -0.4% 15,152 23,053 7,901 52.1% 5,410 4,259 (1 ,151) -21.3% 10,590 8,717 1,207 (1 ,873) (1 ,626) -17.7% 17,635 (4,918) -21.8% City of Southfield Oakland County Southeast Michigan 2002 City of Southfield City of Farmington Hills City of Livonia City of Novi 2,833 22,553 City of Troy -57.4% Administration, Support, Waste Management, & Remediation Services Establishments: 1997-2002 Number of Establishments Change 1997-2002 Community 1997 Number 363 2,143 5,049 6,267 City of Southfield City of Farmington Hills City of Livonia 363 151 342 158 214 266 City of Novi City ofTroy 67 392 375 City of Southfield Oakland County Southeast Michigan --= 2002 342 2,435 86 Percent (21) 292 -5.8% 13.6% 24.1% 1,218 (21) -5.8% 7 52 4.6% 24 .3% 28.4% -4.3% 19 (17) Administration, Support, Waste Management & Remediation Services Annual Payroll: 1997-2002 Annual Payroll ($1,000) Change 1997-2002 Community City of Southfield 1997 2002 Number Percent 293,034 709,405 416,371 142.1% 1,953,680 3,650,102 2,396,849 4,722,366 443,169 1,072,264 22.7% 29.4% City of Southfield 293,034 142.1% 103,294 709,405 148,750 416,371 City of Farmington Hills City of Livonia 45,456 44.0% 232,500 196,314 (36,186) -15.6% City of Novi City of Troy 88,768 517,955 36,517 605,705 (52,251) 87,750 -58.9% 16.9% Oakland County Southeast Michigan Administration, Support, Waste Management & Remediation Services Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Change 1997-2002 Community City of Southfield Oakland County Southeast Michigan 1997 574,794 3,281 ,945 6,916,290 City of Southfield City of Farmington Hills City of Livonia 425,040 City of Novi City of Troy 879,186 574,794 164,444 125,619 2002 1,119,363 4,079 ,213 8,994,520 Number 544,569 797,268 2,078,230 Percent 94.7% 24.3% 30 .0% 1,119,363 252,549 371 ,172 544,569 88,105 (53 ,868) 53.6% -12.7% 70,306 906,121 (55,313) -44.0% 26,935 3.1% 94.7% Economic Development Appendix-26 �Educational Services Educational Services Employment: 1997-2002 Number of Employees Community 1997 Change 1997-2002 2002 Number Percent 595 449 (146) -24.5% 2,464 3,445 981 39 .8% Southeast Michigan NA NA NA NA City of Southfield 595 449 (146) -24.5% City of Farmington Hills 193 255 62 32.1% City of Livonia 252 NA NA City of Novi 16 19 NA 118.8% City of Troy 415 35 441 26 6.3% City of Southfield Oakland County Educational Services Establishments: 1997-2002 Number of Establishments Community 1997 Change 1997-2002 2002 Number 37 31 (6) Oakland County 271 270 (1) Southeast Michigan 611 737 City of Southfield 37 31 (6) City of Farmington Hills 20 19 (1) City of Livonia 20 30 City of Southfield City of Novi 5 9 City ofTroy 35 31 1997 -16.2% -0.4% 126 20 .6% -16.2% -5 .0% 10 Educational Services Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community Percent 50.0% 4 80.0% (4) -11.4% Change 1997-2002 2002 Number City of Southfield 20,681 15,473 (5,208) Oakland County 60,735 96,365 35,630 NA NA Southeast Michigan City of Southfield Percent -25 .2% 58 .7% NA 20,681 15,473 (5 ,208) City of Farmington Hills 7,971 6,449 (1 ,522) City of Livonia 8,381 NA NA -25.2% -19.1 % NA NA City of Novi 214 479 265 123.8% City of Troy 8,672 17,737 9,065 104.5% Educational Services Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 1997 2002 City of Southfield Oakland County Southeast Michigan Change 1997-2002 Number Percent 56,714 31,209 (25 ,505) 179,806 232,048 52,242 D D NA -45.0% 29 .1% NA City of Southfield 56,714 31 ,209 (25 ,505) City of Farmington Hills 23,240 18,821 (4,419) City of Livonia 13,129 D NA -45 .0% -19.0% NA City of Novi 1,247 1,496 249 20.0% City of Troy 28 ,075 40,116 12,041 42.9% Economic Development Appendix-27 �Force Statistics: 996-2005 City of Southfield 2003 2004 42 ,844 42,451 42,031 41 ,994 39 ,956 2,888 39 ,428 38 ,997 3,034 38,941 3,053 7.2 7.3 2002 1996 1997 1998 1999 Labor Force 43 ,405 46,514 47,251 47,825 48 ,660 43 ,971 43,487 Employment Unemployment 40,495 2,910 44,624 1,890 45,603 1,648 46,275 1,550 47,116 1,544 42,332 1,639 41 ,042 2,445 3.5 3.2 3.2 3.7 5.6 6.7 Jobless Rate 4.1 6.7 2000 2001 1990 3 ,023 7.1 2005 Oakland County 2004 2005 653,777 647,178 611 ,313 640,637 604,636 639 ,985 619 ,506 29 ,007 34,271 4.4 5.2 35 ,865 5.5 36 ,001 5.6 36 ,223 5.7 1998 1999 649 ,901 660,552 668 ,728 680 ,455 675,784 665 ,348 625,839 639 ,564 648,990 660,795 656,338 636 ,341 37,057 6.1 24,062 20 ,988 3.2 19,738 19,660 2.9 19,446 1990 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2,304,693 2,124,125 2,412 ,546 2,297,857 180,568 7.8 114,689 4.8 1990 4,620,000 1996 Labor Force 604,989 Employment 567,932 Unemployment Jobless Rate 3.7 3.0 2000 2003 1997 1990 2.9 2001 2002 603,762 Southeast Michigan Labor Force Employment Unemployment Jobless Rate 2,438,777 2,462 ,186 2,500,991 2,501 ,294 2,438 ,610 2,424,547 2,420 ,189 2,366 ,888 2,407,543 2,411 ,983 2,492,214 2,364,662 2,448,457 2,336 ,599 102,178 4.2 2,299 ,153 2,257,187 2,251 ,959 95 ,298 3.9 93 ,448 3.7 89 ,311 3.6 127,552 5.1 149,304 6.1 2,270,843 167,767 167,360 6.9 168,230 7.0 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 4,888 ,000 4,647,000 241 ,000 4.9 4,963 ,000 4,749,000 214000 4.3 5,008 ,000 4,810,000 198000 4.0 5,089,000 5,144,000 4,953 ,000 5,144,000 4,876 ,000 190,000 3.7 268,000 5.2 5,049 ,000 4,734,000 315 ,000 5,055 ,000 4,897,000 192000 3.8 5 ,073 ,000 4,717 ,000 356 ,000 5,097,000 4,754,000 344 ,000 7.0 6.7 1998 1999 2000 2001 6.9 State of Michigan L. orce 1ment ..... ...,mployment Jobless Rate 4,262 ,000 358,000 7.7 6.2 4,696 ,000 359 ,000 7.1 Labor Force Statistics, Comparison Cities: 1990, 1996-2005 City of Southfield 1990 1996 1997 2002 2003 2004 2005 Labor Force 43 ,405 46 ,514 47,251 47,825 48 ,660 43 ,971 43,487 42,844 42,451 42 ,031 41 ,994 Employment Unemployment 40,495 44,624 46,275 47,116 42,332 41 ,042 39 ,956 39 ,428 38 ,997 38,941 2,910 1,890 45,603 1,648 1,550 1,544 1,639 2,445 2,888 3,034 3,053 6.7 4.1 3 .5 3.2 3.2 3.7 5.6 6.7 3 ,023 7.1 7.2 7.3 Jobless Rate City of Farmington Hills 1990 1996 1997 1998 1999 2000 2001 2002 2003 2004 Labor Force 43,311 46,903 47,755 46,169 45,339 44 ,482 44,010 41 ,492 46 ,725 48 ,276 42,536 41 ,973 43,559 41 ,515 4.2 2.5 1,030 2.2 969 2 965 2 45,065 1,104 43 ,692 1,819 45,722 1,181 48,383 47,414 49 ,241 Employment Unemployment Jobless Rate 1,647 3.6 1,946 4.4 2,037 4.6 2,044 4.7 2.4 2005 43 ,512 41 ,455 2,057 4.7 City of Livonia 1990 - ment 1996 1997 1998 1999 Labor Force 53,946 55,747 56,067 56 ,267 ' 52,138 1,808 54,575 1,172 55 ,025 1,042 55,293 974 3.4 2.1 1.9 1.7 1.7 , loyment Rate .:,S Southfield - ~-- 2000 2001 2002 56 ,740 54,124 53,324 55,798 942 53,271 853 1.6 52,127 51 ,692 50,287 1,197 2.2 1,405 2.7 2003 2004 2005 51 ,029 50,557 49 ,384 1,645 48,918 50,104 48,469 1,639 1,635 3.2 3.2 3.3 Economic Development Appendlx-28 �,. .. ·;nf Novi =Labor Force 1990 1996 1997 19,390 18,508 20,968 20,395 21 ,342 Unemployment 882 Jobless Rate 4.5 573 2.7 500 2.3 Employment 20,842 1998 21 ,619 21,149 1999 2000 2001 2002 2003 2004 22,002 28,308 27,711 27,136 26 ,831 26,551 27,800 26 ,953 26,240 470 21 ,534 468 896 2.1 758 2.7 25 ,610 941 2.2 508 1.8 25,893 938 3.3 3 .5 3.5 2005 26,520 25,573 947 3.6 City of Troy 1990 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 Labor Force 41 ,602 45,144 45,982 46,595 47,425 46 ,170 45 ,363 44,518 44,050 43,601 43 ,553 Employment 40 ,053 44,138 45,105 45 ,770 46 ,603 45,022 43 ,650 42,495 41 ,933 41,476 41,415 1,549 1,006 2.2 877 825 822 1,148 1,713 2,023 2,117 2,125 2,138 1.9 1.8 1.7 2.5 3.8 4.5 4.8 4.9 4.9 Unemployment Jobless Rate 3.7 Economic Development Appendix-29 �Analysis of Firms in City of Southfield This appendix contains data from Hoovers Business Information Service and Reference USA. The data from both sources was made available to DTIA and the City of Southfield by the Oakland County Department of Planning and Development. We have attempted to analyze the data as best we could. The primary useful of the data is to provide firm demographics for the City. The two databases are quite different and therefore no attempt was made to compare the data or reconcile the differences. Hoover's Business Data: Southfield Firms by Industry Sector, 2006 • CONSTRUCTION 45 MANUFACTURING 46 WHOLESALE TRADE 48 RETAIL TRADE 49 TRANSPORTATION AND WAREHOUSING 50 INFORMATION 51 FINANCE AND INSURANCE 52 REAL ESTATE, RENT AL & LEASING 54 PROFESSIONAL, SCIENTIFIC, & TECHNICAL SERVICES 55 MANAGEMENT OF COMPANIES AND ENTERPRISES 58 ADMINISTRATIVE, SUPPORT, WASTE MANAGEMENT, & REMEDIATION SERVICES 58 EDUCATIONAL SERVICES 60 HEAL TH CARE AND SOCIAL ASSISTANCE 60 ARTS, ENTERTAINMENT, & RECREATION 62 ACCOMMODATION & FOOD SERVICES 63 OTHER SERVICES 63 Economic Development Appendix-30 �Construction 23: Construction 2361 2362 • 2371 2372 2373 2381 2382 2389 • Residential Building Construction Arco Construction Company Inc C & J General Contractors Inc Fred E Greenspan Builder Inc Kay Bee Construction Company Lie Kay Bee Lie Land Of Lakes Limited Partnership Mar-Que General Contractors Inc Mht Housing Nonprofit Housing Corp S & S Bu ilders Inc Two Lakes Building Corporation Mht Housing , Inc Mht Properties Xvii Inc Atlas - Filmore Lumber Company Bobson Construction Co Inc Dewitt Bu ilding Company Inc Fairway Construction Co Good Housekeeping Construction , Inc Wineman & Komer Building Company Nonresidential Building Construction Barton Malow Company Burton Brothers General Contractors L. C D & S Contractors Inc E L Bailey Company, Inc Huntington Construction Co Utility System Construction Service Construction Lie Land Subdivision A P G M Lim ited Partnership lnvestico Development Corp J A Bloch & Company Medpark Inc Nyco Investments & Company Real Estate Development And Investment Company, Inc Highway, Street, and Bridge Construction The Dewey Group Lie Foundation, Structure, and Building Exterior Contractors Sova Steel Inc O'neill Masonry Construction Company Robovitsky Construction Inc Reid Glass Co , Inc Arnold Goodman Building Equipment Contractors S & M Heating Sales Company S & M Sheet Metal Ltd United Painting Inc Other Specialty Trade Contractors American Carpet Engineers, Inc American Pool Service Company Statewide Disaster Restoration , Inc ~out~field Revenue ($ million) Emplo~ees 1.6 5.0 1.1 1.0 1.7 2.3 1.0 36.0 1.0 1.5 1.7 1.4 9.0 9.0 1.4 1.9 1.1 1.2 3 40 3 12 20 20 11 14 12 9 8 10 25 20 18 30 12 20 1,080.0 23.5 3.5 5.3 2.1 243 54 28 14 15 Ml Ml Ml 1.4 15 Ml 3.6 3.1 1.8 3.4 2.9 6.1 25 20 11 25 19 74 1.1 10 8.8 1.0 7.0 2.4 3.4 45 31 40 20 14 Ml Ml Ml Ml 4.8 5.9 4.6 50 60 100 Ml Ml 1.0 1.0 1.9 16 20 30 Ml State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-31 �Manufacturing 31-33: Manufacturing 3118 3133 3141 3161 3219 3231 • 3251 3252 3255 3261 3279 3311 3315 3322 3323 • 3326 3327 3328 Revenue ($ million) Emplo}'.ees Bakeries and Tortilla Manufacturing 1.4 The Bake Station Inc The Bakers Choice Company 3.3 Textile and Fabric Finishing and Fabric Coating Mills Vtec Technologies, Lie 2.9 Textile Furnishings Mills Arden Corporation 36 .6 Benhar Products International Inc 5.0 Krams Enterprises Inc 49 .9 Leather and Hide Tanning and Finishing GST AutoLeather, Inc. 292 .1 Other Wood Product Manufacturing Architectural Millwork Specialist, Inc 1.9 Printing and Related Support Activities Addison Graphic Solutions, Inc 3.0 Behrmann Printing Company Inc 1.5 Future Reproductions Inc 1.2 Grigg Graphic Services , Inc 3.1 Nationwide Envelope Specialists Inc 4.0 Complete Document Management Corporation 1 .1 Dunn Blue Print Company 10.0 Basic Chemical Manufacturing Lumigen Inc 5.9 Resin, Synthetic Rubber, and Artificial Synthetic Fibers and Filaments Manufacturing Detrex Corporation 81 .9 Paint, Coating, and Adhesive Manufacturing Piceu Group Limited 15.8 United Paint And Chemical Corp 13.9 Plastics Product Manufacturing Abe Group Holdings Inc 29 .0 Advanced Card Technology, Lie 4.6 Automotive Compnent Systems, Inc 4.3 Automotive Component Systems Of Michigan, Inc 1.5 Lear Corporation Eeds And Interiors 367.8 Lear Corporation Global Development, Inc 15.4 Lear Operations Corporation 17.1 Zanini Usa Inc 1.0 Other Nonmetallic Mineral Product Manufacturing The R J Marshall Company 35.0 Iron and Steel Mills and Ferroalloy Manufacturing General Manufacturing & Design, Inc 2.5 Foundries Cmi-Management Services, Inc 20 .1 Cutlery and Handtool Manufacturing Cothery Investment Company 4.0 Architectural and Structural Metals Manufacturing Jaimes Industries Inc 1.4 Capital Welding Inc 16.1 Lattimore & Tessmer Inc 2.1 Spring and Wire Product Manufacturing Peterson American Corporation 77.9 Machine Shops; Turned Product; and Screw, Nut, and Bolt Manufacturing Air-Matic Products Company, Inc 4.7 Coating, Engraving, Heat Treating, and Allied Activities ~uthfi~d. State Of Incorporation 14 49 30 MA 50 Ml 4 7 CA 60 25 Ml 48 Ml Ml Ml 25 20 18 14 20 28 Ml Ml Ml Ml 40 Ml 10 Ml 99 Ml 100 Ml 1 15 Ml Ml 10 16 Ml 19 Ml 20 Ml 35 11 Ml 180 Ml 35 Ml Ml 53 Ml Economic Development Appendlx-32 �3329 3332 3335 3339 3359 3361 3363 • 3391 • Rmt Woodworth Incorporated Bio-Coat Inc Bio-Vac Inc X-Cel Industries Inc Other Fabricated Metal Product Manufacturing Maxitrol Company Mack Industries, Inc Industrial Machinery Manufacturing Hayes Lemmerz International - Southfield, Inc Metalworking Machinery Manufacturing Select Steel Fabricators Inc Bradley-Thompson Tool Company Satellite Engineering & Manufacturing Inc Innovative Creations, Ltd Other General Purpose Machinery Manufacturing Comau Pico Holdings Corp Comau Pico Inc Sterling Scale Company Global Electronics Limited Other Electrical Equipment and Component Manufacturing Syndevco, Inc Motor Vehicle Manufacturing Morris Associates Inc Motor Vehicle Parts Manufacturing Federal-Mogul Piston Rings Inc Kus Michigan, Lie Federal-Mogul Corporation DENSO International America, Inc. Imported Auto Electric Exchange Corp Collins & Aikman Corporation Lear Corporation Meridian Automotive Systems-Detroit Operations, Inc Questor Partners Fund I Lp Oualitor, Inc. Comer Holdings Lie D T I Molded Products Inc Federal-Mogul Products Inc Prestolite Wire Corporation Op Acquisition 2, Inc Teksid Aluminum North America, Inc Tractech Inc Medical Equipment and Supplies Manufacturing Msx International Business Services, Inc Shulman And Kaufman Inc Lettering Inc Of Michigan Visual Productions Inc Federal-Mogul Dutch Holdings Inc Federal-Mogul Powertrain , Inc Federal-Mogul Puerto Rico Inc Felt Products Manufacturing Co Fm International Lie Mather Seal Company Mccord Sealing Inc Custom Corporation Of America Royal Distributors Of Michigan, Inc Sepia Packaging, Inc Universal Wholesale Inc $outhfiel_g_ 2.6 3.7 2.0 2.6 40 65 40 50 Ml Ml Ml Ml 36.5 2.3 30 Ml Ml 17.2 Ml 2.0 1.8 1.2 1.2 15 30 22 20 135.4 135.4 2.1 3.3 250 23 39 DE Ml Ml Ml 4.1 31 Ml 2.2 26 Ml 75.0 1.6 6,286.0 831 .8 1.7 15 25 DE 385 12 17,089.2 21.2 165.1 180.0 77.5 2.8 279.8 281 200 1500 5 134.0 5.0 16.5 20 20 45 6.4 3.0 2.0 4.8 6.9 46.2 1.4 1.1 2.2 18.1 1.3 1.3 9.1 1.0 20.0 35 60 10 2600 10 25 15 8 20 15 2 235 18 12 20 10 Ml Ml Ml Ml DE Ml DE DE Ml Ml Ml MO DE Ml DE Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-33 �Wholesale Trade 42: Wholesale Trade 4231 4232 4233 4234 • 4235 4236 4237 • 4238 Revenue ($ million) Emplolees Motor Vehicle and Motor Vehicle Parts and Supplies Merchant Wholesalers W A Rucker & Associates 10.7 Abe Group Sales & Marketing Inc 4.5 Auma Engineered Products Inc 2.1 Automotive Refinish Technologies Inc 37.8 Barr, Terry Sales Lie 2.2 Gerard Thomas Company Inc 2.7 Kenmar Corporation 8.5 Furniture and Home Furnishing Merchant Wholesalers Sci Floor Covering Inc 16.4 Lumber and Other Construction Materials Merchant Wholesalers Ryan Building Materials Inc 12.6 T J Ceramic Tile Sales And Imports Inc 11 .0 North Coast Commerical Roofing Systems 3.0 Professional and Commercial Equipment and Supplies Merchant Wholesalers Dictation Sales & Services, Inc 17.0 Sales Control Systems Inc 2.5 Arzo Electronics Incorporated 1.8 Michigan Business Machines Inc 1.6 Pathtrace Systems, Inc 1.4 Resource Data Systems Corporation 2.2 The Henninger Corporation 6.3 Universal Solutions Inc 3.7 Med Share Inc 5.1 Medsupply Corporation , Inc 5.0 Northland Radiology, Inc 2.8 Phoenix Medical Supply , Inc 2.4 Wolverine X-Ray Sales & Service Inc 2.5 Applied Image Products Incorporated 5.0 Metal and Mineral (except Petroleum) Merchant Wholesalers Advance Steel Company 11 .1 Alliance Steel Inc 4.3 Copper & Brass Sales Inc 100.0 Copper and Brass Sales Dofasco Usa Inc 2.3 Kobe Coating Company 2.5 Nance Steel Sales, Inc 2.5 ThyssenKrupp Materials NA, Inc. Electrical and Electronic Goods Merchant Wholesalers Allied Electric Supply Company 9.4 Michigan Chandel ier Company Inc 11.4 Pegasus Theatrical Inc 3.0 Robert Milsk Company Inc 1.7 Hardware, and Plumbing and Heating Equipment and Supplies Merchant Wholesalers Air Design, Inc 2.6 Flo Co Supply Inc 9.1 R L Deppmann Company 22.0 Machinery, Equipment, and Supplies Merchant Wholesalers Wolverine Tractor & Equipment Co Inc 20.2 Corrsys-Datron Sensorsystems, Inc 2.0 Gt Technology Company Inc 4.6 ~ outhfielcL State Of Incorporation 45 40 14 25 30 60 Ml DE Ml Ml 26 Ml 35 30 12 Ml Ml Ml 35 29 12 21 10 15 Ml Ml Ml Ml 25 50 30 16 15 20 17 Ml Ml Ml Ml Ml Ml Ml Ml Ml 50 12 150 Ml 10 11 11 Ml DE DE Ml DE 20 15 14 4 Ml Ml Ml Ml 10 18 31 Ml 45 12 30 Ml Ml Ml Ml Economic Development Appendtx-34 �4239 4241 4244 4246 4248 4249 J & L Industrial Supply Rayhaven Equipment Company Inc General Tape & Supply Inc Brown, Sam Sales Company Miscellaneous Durable Goods Merchant Wholesalers Rocky International Inc Paper and Paper Product Merchant Wholesalers Rose Business Forms Company Stylus Inc Grocery and Related Product Merchant Wholesalers International Wholesale, Inc Chemical and Allied Products Merchant Wholesalers Ain Plastics Of Michigan Inc 0 P Noma Inc Parts Cleaning Technologies, Lie Roman Cleanser Products Beer, Wine, and Distilled Alcoholic Beverage Merchant Wholesalers Elite Brands Of Michigan Miscellaneous Nondurable Goods Merchant Wholesalers Southwind Enterprises Inc 257.5 9.0 3.8 3.2 300 30 30 Ml Ml Ml Ml 2.3 13 Ml 6.5 11 .0 35 8 Ml Ml 35.9 54 Ml 6.9 100.0 9.0 3.9 35 500 2 22 5.4 25 3.3 25 Revenue ($ million) Emplo~ees Ml Retail Trade • 44-45: Retail Trade 4411 4421 4422 4431 4441 4451 • 4452 Automobile Dealers A & R Motors Inc Art Moran Pontiac Gmc Inc Field's Inc Ford Avis Inc Glassman Oldsmobile Inc Page Toyota Inc Southfield Jeep-Eagle Star Lincoln Mercury Inc Tamaroff Buick Inc Tamaroff Dodge Inc Furniture Stores All-Star Desk Co German's Warehouse Inc Home Furnishings Stores Hob Enterprises Lie Oakland Investment Inc Premier Blind Factory L L C The Print Gallery Inc Electronics and Appliance Stores Wireless Avenue Building Material and Supplies Dealers 21300 8 Mile Rd Assoc Lie United Paint Retail Centers Inc Grocery Stores Hiller Inc Majestic Market, Inc One Stop Kosher Market Inc Southfield Save A Lot Food Store Safeway Food Center Inc Specialty Food Stores ~out~fi_eld. 5.3 36.2 4.3 81.7 18.4 53.4 56 .9 18.9 53 .6 25.1 20 19 94 107 72 160 80 State Of lncoreoration DE DE Ml Ml Ml Ml Ml Ml Ml 1.6 1.6 16 13 Ml 8.5 4.6 1.7 1.0 100 70 25 10 Ml 1.4 20 5.6 2.6 40 32 64.8 3.1 6.6 2.3 2.5 13 14 30 25 25 Ml Ml Ml Ml Ml Economic Development Appendlx-35 �4461 4471 4481 4483 4511 4529 4531 4532 4539 4543 Star Corned Beef Center Inc Superior Meats Inc Health and Personal Care Stores Daring Corporation D O C Optics Corporation Detroit Optical Co See Inc Gasoline Stations Brighton, Lie Cloverleaf Amoco & Grill D & D Services Inc Mobil 1 Inc Clothing Stores Max Green's Men's Wear Inc C'est La Vie Sportswear Inc Greens Max Kids Wear Inc Burlington Coat Factory Warehouse Of Southfield, Inc Sun's Clothing Co Inc Jewelry, Luggage, and Leather Goods Stores Bednarsh, Morris Jewelry Design & Mfg Ltd Darakjian Jewelers Inc Gornbein, Norman Jewelry & Loan Inc House Of Watchbands Inc Sporting Goods, Hobby, and Musical Instrument Stores International Golf Enterprises Inc Other General Merchandise Stores Dollar Castle Inc Florists Tfi Enterprises Inc Office Supplies, Stationery, and Gift Stores Specifications Service Company Other Miscellaneous Store Retailers Mcdonald Modular Solutions, Inc Direct Selling Establishments Vesco Oil Corporation 1.9 1.8 30 10 Ml Ml 3.5 62.6 2.0 2.8 3 Ml 16 50 Ml Ml 6.0 1.7 1.6 1.3 25 14 13 11 4.1 3.9 1.9 6.5 1.5 37 4 50 100 15 Ml Ml 2.3 4.2 2.1 2.4 13 17 15 17 Ml Ml Ml 4.0 5 3.5 8 Ml 9.6 14 Ml 1.3 15 Ml 9.9 2 Ml 109.1 Ml Transportation and Warehousing 48-49: Transportation and Warehousing 4841 4855 4859 4885 4931 General Freight Trucking Murrell Enterprises Inc Charter Bus Industry National Trails, Inc Other Transit and Ground Passenger Transportation Reddi-Ride Transportation Inc Freight Transportation Arrangement Cast North America F X Coughlin Co Rpl Associates Inc Warehousing and Storage Federal-Mogul Venture Corporation Revenue ($ million) Emelo~ees State Of lncoreoration 4.4 Ml 1.3 Ml 1.8 26 Ml 3.0 59 .2 6.5 34 375 16 Ml Ml 51.0 1000 Economic Development Appendix-36 �Information 51: Information 5111 5112 5121 5122 5151 5152 5171 5172 5173 5179 5181 5182 5191 Newspaper, Periodical, Book, and Directory Publishers Detroit Free Press Detroit Jewish News, Lie Jewish Community Online Lie Lawrence Street Publications Software Publishers Computer Mail Services Inc Global Information Systems Master Data Center, Inc Motion Picture and Video Industries CV Media Inc Christian Television Network Inc The Production People Ltd Hantz Air Lie Milagro Post Lie Tv 26 Detroit Inc Sound Recording Industries Gold Productions , Limited Radio and Television Broadcasting The Word Network Wwj 950 Am Channel 7 Of Detroit Inc Community Media Agency, Inc New World Communications Of Detroit, Inc Viacom Television Station Inc Wxon Inc Cable and Other Subscription Programming Scripts Networks Wired Telecommunications Carriers Adval Communications, Inc Internet Operations Center Wireless Telecommunications Carriers (except Satellite) Answering Service Inc Video Vision Inc Telecommunications Resellers Ldmi Telecommunications Other Telecommunications Epac Lie Q-Media Inc Internet Service Providers and Web Search Portals Anx E-Business Corp Drive Repair Service Corporation Mirror Imaging Lie Data Processing, Hosting, and Related Services Actiondata Inc ANXeBusiness Corp. Computer Consultants Of America, Inc Data Direction Inc Gee Servicing Systems Open Solutions Inc Peter Chang Enterprises Inc Other Information Services W W Enterprises Inc ~o_ut~field Revenue ($ million) Emelo~ees 1.2 2.9 2.9 2.8 32 57 61 26 1.1 10.8 7.8 100 98 1.2 1.8 1.9 3.0 1.7 1.8 13 20 21 20 17 18 Ml Ml 3.5 18 Ml 1.3 5.2 25.3 1.9 22.1 11 .3 6.1 30 90 240 30 212 120 37 Ml Ml DE DE DE 1.5 17 4.2 3.5 21 7.5 2.4 40 30 Ml 57.2 250 Ml 3.9 3.5 19 30 5.7 2.5 1.7 50 6 3 Ml 4.9 8.9 10.2 4.5 1.1 4.9 1.0 100 Ml 60 22 73 18 Ml 1.5 20 Ml State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-37 �Finance and Insurance 52: Finance and Insurance 5221 5222 5223 5231 5239 Depository Credit Intermediation Sterling Bank & Trust, Fsb Central Corporate Credit Union Peoples Trust Credit Union Telcom Credit Union Nondepository Credit Intermediation Automotive Credit Corporation Credit Acceptance Corporation Bergin Financial , Inc Et & A Funding Lie Franklin Home Lending Group Inc Homestead Usa Inc Major Mortgage Corporation Mercury Financial , Inc Mortgage Center Le Mvb Mortgage Corporation Remington Mortgage, Inc Stratford Funding , Incorporated Tranex Financial Inc US Mutual Financial Corp Inc Washington Mortgage Company GMAC Commercial Finance Gmac Commercial Finance, Lie Activities Related to Credit Intermediation Americare Mortgage Corporation Capital Mortgage Funding Lie Cms Mortgage Group Inc Creative Mortgage Lending First Mountain Mortgage, Corp Five Star Mortgage Inc Fmf Capital Lie Infinity Mortgage Corp lnvestaid Corporation Marathon Financial Corporation Michigan Fidelity Acceptance Corporation Mortgage Acceptance Corp Mortgage Planners Inc Nationwide Investment Services Corporation Odoms Financial Grp Orian Financial Pathway Financial Lie Real Financial, LL C Rockwell Mortgage Inc Strategists, Inc Service Centers Corporation Central Clearing Co /Cash Now, Partners, Lim ited Partnership Security Financial Services, Inc Securities and Commodity Contracts Intermediation and Brokerage Capital Investment Group, Lie Other Financial Investment Activities Wind Point Partners V L P Advance Capital Group Inc Advance Capital Services Inc ~u__!_~field. Revenue ($ million) Emplo~ees 45.9 75.4 5.9 21 .0 194 80 35 56 Ml Ml 19.0 201 .3 2.0 3.4 1.4 21.8 1.2 17.0 7.9 6.6 1.1 3.1 6.1 1.1 4.0 13.0 202.7 67 Ml Ml Ml CA 2.3 5.4 5.3 1.1 1.2 3.1 25.7 2.0 3.3 100 18 20 50 16 25 36 47 15 40 38 11 38 State Of Incorporation Ml Ml Ml OH Ml Ml Ml Ml Ml 200 25 70 45 15 40 330 15 45 4.4 64.3 5.2 1.1 30.2 1.3 62.0 10.2 2.0 1.7 2.6 37.6 6.0 550.0 29 22 29 75 60 12 1.3 16 3.9 9.1 5.0 19 84 57 15 16 18 23 16 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-38 �50 20 Ml 15 80 Ml 15.0 Sigma Investment Counselors 1.4 14 Ml Coop Network 1.2 15 1.4 25 .6 12 25 Hantz Financial SeNices, Inc New Atlantis Financial Inc Norris Financial Inc PM FA Inc Horizon Properties Inc Questor Management Company LLC 5241 2.0 1.3 Ml Ml Sam Brown Company 2.1 Six Mile/Newburgh Venture Inc 1 .1 10 Ml Trisource Group, Inc Wind Point Partners 2.8 28 11 Ml Wind Point Partners Vi, LP Insurance Carriers James E Jackson Agency Inc 61 .3 43.4 4.0 17 9.1 33 Ml 23.9 84 150 Great Lakes Health Plan , Inc. 42 .3 14.9 Ml Ml Health Plan Of Michigan, Inc 16.8 52 Ml Blue Care Network of Michigan Cam Administrative SeNices , Inc Cape Health Plan , Inc Great Lakes Health Plan Inc MI DA Inc PPOM , LLC American Fellowship Mutual Insurance Co First Mercury Insurance Company Gmac Insurance Holdings Meadowbrook Insurance Group Inc. Motors Insurance Corporation North Pointe Holdings Corporation Star Insurance Company Stewart Title Of Detroit Inc 5242 33 .2 American Public Entity Access Pools Agencies, Brokerages, and Other Insurance Related Activities AM Levin Insurance Associates Inc Acordia Of Michigan, Inc Capital Title Insurance Agency Inc Comerica Insurance SeNices, Inc Cornish , Zack, Hill And Associates Inc Coverx Corporation Detroit Title Insurance Agency Inc Employee Health Insurance Management First Mercury Financial Corporation Group Associates, Inc Huntington Affiliates, Inc J S Clark Agency, Inc Korotkin Insurance Group Korotkin Insurance Group Inc Mccurry Inc Meadowbrook Inc Nette & Associates Inc North Pointe Financial SeNices Inc North Pointe Insurance Co Inc Primerica Financial SeNices Professional Life Underwriters SeNices, Inc Property & Casualty Solutions Ralph C W ilson Agency Inc The Albrecht Companies Inc The Guarantee Company Of North America Usa Southfield ~ -- Ml Ml 50.3 129.5 10.2 6.6 3,983.4 304.0 43 Ml 100 176 350 DE Ml 90 .5 7 Ml 158.1 4.7 240 25 Ml Ml 5.1 20 4.1 50 Ml 7.6 2.3 70 10 Ml Ml 2.9 1.9 25 21 Ml 6.3 2.9 80 Ml 2.3 130.8 20 Ml 3.4 40 1.4 30 Ml Ml 5.0 3.4 24 40 Ml 4.9 60 100 Ml Ml 262 10 Ml Ml 120 Ml 48 1 Ml 25 Ml 2.3 304.0 1.0 12.4 32.7 2.3 2.2 2.2 3.4 2.7 1.9 25 30 30 19 Ml Ml Ml Economic Development Appendix-39 �United Insurance Co Zervos Agency Inc 3.8 1.3 35 14 Zervos Group, Inc Associated Claim And Investigation Service, Inc 3.4 1.5 30 16 Butler & Associates Adjusting 1.4 11 Ml Ml Globe Midwest Corporation Evaluation Group Inc 3.0 26 Ml 2.3 3.0 20 Ml 35 10 Ml 4.5 12 Ml 3.0 23 American Benefit Group 5259 American Risk Pooling Consultants Inc Other Investment Pools and Funds RE Investments Inc Davis And Davis Consulting Lie Fifty Strong Inc Origen Financial Lie Origen Financial , Inc. Plante & Moran Investment Partnership Sun Communities, Inc. 1.8 2.3 25 26.5 74.0 125 50.0 500 211.6 65 Ml Ml DE Real Estate, Rental & Leasing Revenue State Of Incoreoration ($ 53: Real Estate, Rental & Leasing 5311 • 5312 • million) Lessors of Real Estate 200 River Place Lofts Assoc Ari-El Limited Partnership I Hartman And Tyner, Inc Southfield Limited Dividend Housing Association The Fountains At Franklin Retirement Community Inc The Trowbridge Wingate Management Corp York Properties Inc Ziecor Inc A Ii Lp Brownstown One Lie Equitable Group Inc First Center Office Plaza H Salt Esquire Management Co Kaftan Enterprises Inc Macomb Mall Associates Limited Partnership North Management Inc Park Shelton Associates Limited Partnership Park West Properties Inc Pontiac Mall Limited Partnership R C & T Land Company Schostak Brothers & Company, Inc. Seven Mile/ Farmington Inc Sosnick Family Limited Partnership Van Masters Management Inc Apex Management Inc Joseph Fetter Offices of Real Estate Agents and Brokers Amurcon Corporation Ari-El Enterprises, Inc Berger Realty Group, Inc Bre/Southfield Lie Century 21 Professional Realty Emplo~ees 2.3 1.3 24.3 1.8 2.0 100 13 Ml 30 Ml 30 80 50 1.4 2.0 1 .1 1.5 20 Ml 9 Ml Ml 5 20 1.2 1.8 1.0 1.2 30 11 21 1.0 10 1.3 6 100 4.5 1.2 1.2 Ml Ml Ml 9 5.0 10 100 2.0 1.5 27 25 3.5 5.3 100 Ml Ml 2.8 6.4 2.3 50 10 Ml Ml 55 1.0 13 4.4 28 Ml 1.6 18 Ml 2.6 1.5 1.0 22 50 Ml Ml 30 Economic Development Appendlx-40 Southfield c;;:::r----.- -- - --- -- - - ----- -- - �5313 • 5321 5322 5324 5331 2.4 2.8 4.0 1.2 1.0 2.1 1.5 1.3 3.8 1.0 2.9 1.3 1.6 1.6 1.0 1.0 2.1 1.9 73 125 30 40 25 80 50 40 10 28 3 25 12 25 10 1.3 2.8 3.7 1.1 1.0 7.2 20 25 100 41 30 19 1.0 27 7.9 30 1.8 1.9 5.2 28 25 80 Ml Ml 2.6 35 Ml 7.0 1.0 5 6 Ml Ml Revenue ($ million) Emplo~ees 1.0 7.4 1.4 3.2 2.0 1.1 3.2 1.8 1.6 1.8 1.6 2.5 18 100 22 50 30 15 50 30 20 30 20 30 Ctt Partners Lie Farbman Management Group Of Michigan Inc Forbes/Cohen Properties Franklin Terrace Apartments, Lie Highland Management Company L L C Huntington Management Lie lnfiniti Property Management lnsite Commercial Group Lie Jem Marketing, Inc Judy Walker & Associates Inc Max Broock Realtors Nemer Property Group Inc Phoenix Place Ldha Lp Redico Management Inc Ron Simpson & Associates Inc Sadie Rose Schostak Financial Co Seligman & Associates Inc Signature Associates-ONCOR International Sib Management Inc Sun Home Services Inc The Farbman Group Inc Ushman & Wakefield Of Michigan Inc V & F Realty And Management Inc Wyndham & Associates, Inc Activities Related to Real Estate The Lexington Of Southfield Automotive Equipment Rental and Leasing Axis Vehicle Services Inc Consumer Goods Rental Alert Medical Inc Starr Home Health Care Inc Blue Water Technologies Group, Inc Commercial and Industrial Machinery and Equipment Rental and Leasing Allingham Corporation Lessors of Nonfinancial Intangible Assets (except Copyrighted Works) Kasapis Bros Inc Metropolitan Franchise Corporation Ml Ml Ml Ml Ml Ml Ml Ml Ml 10 80 35 Ml Ml Ml Ml Ml GA Professional, Scientific, & Technical Services 54: Professional, Scientific, and Technical Services 5411 • Legal Services Bassey And Selesko Pc Brooks Kushman P C Carter & Gebauer Collins, Einhorn & Farrell, P C David Ruskin Erlich Rosen & Bartnick Corp Fieger & Fieger, P C Freid, Saperstein & Abatt Pc Gary D Nitzkin Pc Gittleman & Paskel Pc Gold & Lange & Majoros Pc Goodman & Acker Inc ~utf:field. State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-41 �• 5412 5413 • Gursten, Koltonow, Gursten, Christensen & Raitt Pc Hoffman & Wartell Howard Zoller Jaffe, Raitt, Heuer & Weiss, Professional Corporation John Artz Pc Kluczynski , Girtz, Zamler, Mccubbrey Kupelian Ormond & Magy, A Professional Corporation Law Firm Of Bernstein Pc Leikin And Ingber, PC Levine Benjam in Tushman Bratt Jerris And Stein Pc (Inc) Maddin Hauser Wartell Roth Heller & Pesses Attorneys Matt G Curtis Meklir, Nolish, Friedman & Associates Pc Miller Shpiece & Tischler P C Mindell, Panzer, Malin & Kutinsky Novara, Tesija & Mcguire, PIie Peter M Schneiderman & Associates, P C Raymond & Prokop Pc Robert M Pilcowitz P C Romain, Kuck, & Egerer, Pc Seyburn Kahn Ginn Bess & Serlin Professional Corp Siemion, Huckabay, Bodary, Padilla, Morganti & Bowerman P C Sommers Schwartz Silver & Schwartz Professional Corp Sullivan Ward Asher & Patton Pc Thomas, Degrood & Witenoff & Hoffman Pc Zamler, Mellen, Shiffman Del Process Services Inc Records Deposition Service Inc Accounting, Tax Preparation, Bookkeeping, and Payroll Services Plante & Moran, LLP Zalenko & Associates P C Accesspoint Lie Kirschner Hutton Shevin, P C P & M Holding Group Lip Report Systems Inc Architectural, Engineering, and Related Services Barton Malow Design, Inc Cdpa Architects Inc Etchen Gumma Ltd Giff els, Inc Harley Ellis Devereaux Corporation Jga, Inc Neumann / Smith And Associates Inc Redstone Architects Inc Rich & Associates, Inc Rossetti Associates Inc Superior Engineering Associates Inc Professional Grounds Service, Lie Arcadis G&M Of Michigan, Lie Di Clemente Fiegel Design Di Clemente Siegel Design Inc Dsea Associates Egslnc Engineering Service Inc Of America Engineering Solid Solutions, Inc. Equilibrium Corp Golden Eagle Aviation Inc Hawtal Whiting Resource Solutions Inc ~o_uthfi~l_g_ 1.4 5.5 2.0 12.9 1.7 1.8 3.0 4.9 2.0 2.6 6.8 5.9 2.3 1.1 1.9 1.2 1.6 5.0 1.6 2.4 6.1 2.1 1.2 9.2 1.1 7.1 1.3 2.6 31 16 20 75 25 38 90 32 20 130 15 47 30 70 1.9 61 .0 2.0 91 .7 1.1 40 1000 14 1 25 Ml 5.1 1.4 1.5 9.2 33.4 6 .0 2.9 1.2 2.5 4.0 2.0 1.8 2.9 4.3 7.3 3.8 6.2 6.4 3.0 2.8 1.1 1.6 78 22 Ml 10 Ml 24 60 31 180 21 30 35 21 30 40 100 80 35 Ml Ml Ml Ml Ml Ml Ml 14 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml 130 50 50 11 21 40 17 30 50 60 70 75 75 60 9 20 25 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-42 �• 5414 5415 • 5416 • Lear Technology Corporation Quality Engineering Company Ricardo Meda Technical Services Lie Nelson-Mill Co Echelon Technologies Specialized Design Services Ax Inc Riegner & Associates Inc Computer Systems Design and Related Services Best Computer Consulting Inc Elysium Inc Idea Consultants Incorporated Ideation International Inc lsystek Inc Mil lennium Software Incorporated Miracle Software Systems, Inc. Ncode International , Inc Plexus Technologies Inc Provect Technologies Inc Radley Corporation Systems Services Inc Technoserve T echnosoft Corporation The Detroit Gauge And Tool Company Webrunners , Inc Berbee Information Networks Callitechnic Lie Enco Systems, Inc Ideal Technology Solutions US , Inc Kpk Technologies, Inc Liam Moore Associates Lie Michigan Internet Association Ltd Millennium Technical Consultants, Inc Pac Resources usa Inc RC M Technologies Inc Sysware Healthcare Systems Inc Xede Consulting Group Inc Computerized Facility Integration , Lie Data Express Co Proforma Corporation Management, Scientific, and Technical Consulting Services AlixPartners , LLC Bbk, Ltd Caring Hands Management Co Lie Ciena Health Care Management Inc Consolidated Financial Corporation Consultants lntrntl Home Dental Management Group Lie Innovative Training Integrators, Lie Luftig & Warren International Inc Omni International Trading & Consulting Corp Perry Johnson Registrars Inc Questor Partners Fund Ii, LP Semperian , Inc Toda Inc United Information Technologies, Inc Brown Rehabi litation Management Inc Midwest Reemployment Associates Inc ~outhfiel~ 3.5 1.5 9.0 1.8 2.2 60 15 123 45 60 Ml 1.1 1.2 16 21 Ml Ml 1.7 4.6 2.5 1.8 3.5 24.6 25.5 2.8 4.0 1.0 8.5 1.6 1.4 45.0 2.9 4.8 2.4 1.2 4.7 8.0 1.5 2.2 1.2 1.7 2.4 4.0 14.9 1.4 2.9 1.2 20 11 35 22 43 95 Ml CA Ml 170.0 2.9 1.1 191.4 2.4 3.1 2.4 1.8 2.3 3.7 13.0 379.3 136.7 3.8 1.7 3.2 2.3 10 11 40 22 20 400 27 50 37 12 25 50 21 30 10 2 26 40 14 40 16 40 14 38 50 35 25 29 21 57 3 100 24 50 55 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml DE Ml Ml Ml Ml Economic Development Appendix-43 �• 40 40 Batson & Assoc Jay R Slavsky, Inc 3.6 5.0 60 42 Ml Park Avenue International 1.1 15 243 Ml Barton Malow Enterprises , Inc Creative Credit Solutions Lie E-Business Partners, Inc Gabriel Roeder Smith & Company Healthcare Management Solutions, Inc John V Mccarthy & Associates Inc Jonna Construction Company, Lie Metro Hospitalists Pc Perry Johnson, Inc Pmc America Inc Pmc America Inc Ronnisch Construction Group, Inc • 1.1 Ml 69 Ml 15 13 Ml 1.0 30 .0 32 Ml 1.1 15 24.0 200 20 20 Ml 31 Ml Ml Ml Ml 1.3 2.4 29.4 Ml Sobel Co Speeds he If Systems Inc 3.5 1.3 19 24 10.0 160 3.9 1 .1 10 Ml Ml 15 50 Ml Allecon Stock Associates Lie Altech Environmental Services , Inc Comprehensive Systems Inc Net Results Group 5419 1.6 24.0 10 17 13 Vgs Consultants, Inc Visual Productions, Inc Wellness Institute Of America 5418 1.2 1.0 Star Trax, Inc 5417 51 .7 Smith Homes Resident Council Inc Td Scan (US A), Inc • 100.0 Ml 2.7 Synovalnc The H R Management Group Inc Ram soft Systems Inc Tel-Adjust Inc Scientific Research and Development Services Molecular Innovations Inc Advertising and Related Services Alpha Omega Communications, Inc GlobalHue lmpatto Custom Marketing, Inc Mars Advertising Company Incorporated Mort Crim Communications Inc Smith-Winchester Inc Sussman , Sikes & Associates Inc W . B. Doner & Company Airfoil Public Relations, Inc. Caponigro Publ ic Relations Inc. Council Syrian Motivational Marketing, Inc Nouveau Design Studio Alex Delvecchio Enterprises Inc Craig Richard Promotional Products Inc Custom Promotions Inc Imperial Marketing Inc Other Professional, Scientific, and Technical Services Allison - Fisher International Lie Crimmins & Forman Marketing Research , Inc Millward Brown International Moore, Jack P & Associates Inc Opinion Search R. L. Polk & Co. ~outhflelcl. 3.2 3.5 2.3 1.0 55 20 Ml Ml Ml 2.2 35 6.0 8.8 2.0 25 Ml Ml 10 Ml 7.2 99 Ml 1.7 10 5.2 61 .7 10 345 Ml Ml Ml 3.0 2.2 15 Ml 16 Ml 4.3 155.7 20 285 Ml Ml 3.6 30 Ml 1.8 Ml 1.1 13.0 20 12 30 Ml 1.5 20 1.6 20 5.8 8.3 7.9 16 10 Ml Ml 55 Ml 2.1 34 3.2 1.3 5 25 1.8 2.5 75 Ml Ml Ml DE Economic Development Appendix-44 �• Shifrin-Hayworth Inc Maynards Industries (1991 ), Inc 1.6 1.3 34 6 Ml DE Management of Companies and Enterprises Revenue ($ 55: Management of Companies and Enterprises 5511 Management of Companies and Enterprises 888 Big Beaver Associates Lie M Kt Holdings Inc million) 1.7 1.5 Employees 30 10 State Of Incorporation Ml Administrative, Support, Waste Management, & Remediation Services 56: Admin., Support, Waste Mgmt & Remed Svcs 5611 5613 5614 • ~ Office Administrative Services National Foot Care Program Inc Employment Services Acclaimed Home Care Health Promotion Inc M & M Nursing Services Inc Operation Able Of Michigan Samaritan Private Duty Nursing, Inc United Personnel, Inc About Faces Productions Affiliated Models Incorporated American Temporary Resources Inc Arcadia Health Services Inc Arcadia Services, Inc Charter School Administration Services, Inc Contract Esolutions Group, Lie Grayrose Inc Staffpro America Inc The Health Exchange Transport Logistics, Inc Contract People Corporation Preferred Network Services Inc Wel -Tek International Corporation Business Support Services Triumph Telecom Systems Associated Community Service Insight Teleservices, Inc All State Credit Bureau Inc Automated Collection Systems, Inc First Recovery Group Lie Goodman & Poeszat PIie TechTeam Global, Inc. Johnson & Associates Inc A AN Company Inc Comerica Leasing Corporation Federation Of Independent Goh's Inventory Service Inc _ythfLeld. Revenue ($ million) Employees 1.4 25 1.9 1.8 2.1 1.7 1.5 1.9 1.1 1.4 2.1 110.0 110.0 3.3 2.5 2.8 1.9 1.6 2.5 1.5 2.0 2.2 60 30 1.2 9.8 4.9 1.1 1.2 4.0 1.0 166.5 2.5 1.5 1.3 1.2 1.4 State Of 20 25 100 10 20 100 25 60 200 50 60 75 12 140 45 20 125 12 300 145 25 23 17 20 256 99 15 25 33 Incoreoration Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml DE Ml Ml Ml Economic Development Appendlx-45 �• 5615 5616 5617 5619 5629 Jmac Commercial Finance Lincoln Financial Distributors, Inc Travel Arrangement and Reservation Services Cadillac Travel Inc Doneson World Class Travel Hamilton, Miller, Hudson & Fayne Travel Corporation-Agency , Inc Selective Travel Management Sky Bird Travel And Tour Inc Investigation and Security Services Cwn Escort & Personal Protection Agency Inc Guardian Guard Services, Inc Nation Wide Services, Inc Rsig Security, Inc Guardian Armored Security Inc All Type Security Inc Guardian Medical Monitoring Inc Progressive Security Concepts, Lie Services to Buildings and Dwellings Amon Facility Services D & K Services Jani-King Of Michigan , Inc Maintenance Management Corp Ofs Acquisition , Inc Preferred Building Services, Lie Ruth Industries, Inc Pie Maintenance Inc Other Support Services Alliance Steel Processing Inc Southeast Michigan Chryslerplymouth Dealer Association Inc Remediation and Other Waste Management Services Eco Solutions 2000 Inc 2.4 2.6 65 70 4.3 3.0 14.2 1.5 12.1 18 14 50 14 24 Ml Ml Ml Ml Ml 1.0 17.1 13.6 17.6 5.7 1.7 1.4 5.0 10 400 25 700 25 23 38 250 Ml Ml Ml Ml Ml Ml Ml 3.4 1.0 6.5 3.3 5.8 3.4 1.0 10.3 350 38 24 40 12 150 100 150 Ml Ml 1.5 1.5 50 Ml 1.8 20 Revenue ($ million) Emplolees 7.1 1.3 1.2 2.6 2.9 1.2 141 .9 25 50 20 100 70 45 100 Ml 50 .2 525 Ml 1.4 1.2 9.2 20 10 160 Ml Ml Ml 1.6 10.6 1.5 41 99 57 Ml Ml Ml Ml Educational Services 61: Educational Services 6111 6113 6114 6115 • Elementary and Secondary Schools Academy Of Detroit North Association Academy Of Warren Advanced Technology Academy Akiva Hebrew Day School Beth Yehudah Yeshivath Laurus Academy Southfield Public School District Colleges, Universities, and Professional Schools Lawrence Act Technological University Business Schools and Computer and Management Training Aress Corporation Novatech Computer Training Center Inc SC Group, Inc Technical and Trade Schools Academy Of Southfield Ross Education, Lie Specshoward School Of Broadcast Arts ~outhfielcl State Of Incoreoration Ml Ml Ml Ml Economic Development Appendix-46 �• Health Care and Social Assistance 62: Health Care and Social Assistance 6211 • 6212 • 6213 6214 Offices of Physicians Associated Vision Consultants PIie Associates In Dermatology, PC Associates In Medicine Pc Associates In Neurology Pc Cardiovascular Associates Pc Consultant In Sleep & Pulmonary Medicine Consultants In Ophthamalic And Facial Plastic Surgery Pc Consulting Physicians Pc David M Davis Md Pc Doctors Referral Service Inc Franklin Medical Consultants Pc Glaucoma Center Of Michigan Pc Heart Cardiology Consultants Lewis & Carney Pc Lighthouse Hospice Lp Martin E Tessler Md Pc Med-Scan, Inc Michigan Cornea Consultants Pc Michigan Evaluation Group, Inc Michigan Eyecare Institute Pc Michigan Head & Spine lnsitute PIie Millennium Medical Group Pc Nephron Associates Pc Newland Medical Associates Pc North West Eye Physicians Pc Northland Anesthesia Associates Pc Northwest Eye Physicians Inc Northwest Ob-Gyn Associates, P C Northwest Obgyn Inc Ophthalmology Associates Pc Pavilion Family Practice P C Preferred Urology Consultants Pc Pulmonary & Internal Med Spec, Pc Retina Consultants Inc Retina Consultants Of Michigan Pc Reynolds , Dr L & Associates Pc Sandberg, Kantor & Eisenberg Md Pc Shumer, Steven, Md & Tessler, Inc Southfield Obstetrical Inc Southfield Radiology Associates, Pc University Womes Care Weissman, Gitlin & Herkowitz Md Pc William C Sharp Md William Leuchter Md Pc Women Care Northwest Dermatology Group Pc Offices of Dentists Noah R Levi D D S Professional Endodontics Pc Offices of Other Health Practitioners Tri-County Physical Therapy & Rehabilitation Inc Outpatient Care Centers Southfield ~· ~ • Revenue ($ million) 1.5 1.2 1.7 1.8 2.3 1.7 1.6 1.8 2.1 1.5 1.4 2.1 1.6 2.1 2.1 1.3 1.5 1.0 1.5 1.7 4.5 2.8 1.4 2.5 1.5 1.0 1.0 1.2 1.2 1.4 1.4 Emplolees State Of Incorporation 12 20 25 20 19 25 5 3 15 16 25 30 27 30 30 22 8 15 17 Ml Ml Ml Ml Ml Ml Ml 18 Ml 65 40 20 22 17 15 18 20 20 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml 1.0 1.7 1.4 4.9 1.0 1.7 1.4 1.7 20 20 20 25 27 40 18 20 15 29 20 30 15 24 20 30 3.5 1.2 40 30 Ml 1.3 40 Ml 1.4 1.4 1.7 1.9 5.5 1.0 1.4 Ml Ml Ml Ml Economic Development Appendix-47 4 �• 6215 6216 6219 6221 6223 • 6231 6232 6233 6239 6241 6243 6244 • 1.7 Southfield Dialysis Facility P C 7.7 Concentra Medical Centers 1.2 Education Training Research Services Inc 1.2 Northland Family Planning Clinic Inc 2.5 Sunshine Rehab Services Inc Medical and Diagnostic Laboratories 7.0 Hospital Consolidated Laboratories 6.5 The Mobile Medical Group Inc Home Health Care Services 4.0 Arcadia Health Care Inc Arcadia Resources, Inc. 1.2 Care Solutions Network Inc 1.7 Chhc , Inc 1.0 Family Care Choice & Services 1.3 Friendly Home Health Services 4.0 Health Care Partners Inc 11 .5 Health Partners, Inc 1.6 Home Health Network Inc 2.5 Pediatric Special Care Inc Other Ambulatory Health Care Services 15.2 Community Emergency Medical Service Inc 10.0 Retail Health Network Inc General Medical and Surgical Hospitals 881.9 Providence Hospital and Medical Centers Specialty (except Psychiatric and Substance Abuse) Hospitals 13.8 Straith Hospital For Special Surgery Inc Nursing Care Facilities Lahser Hills Care Center 2.7 2.0 Lakeland Center Medilodge Of Southfield, Inc 5.4 Samaritan Group Home Inc 1.4 2.0 Southfield Rehabilitation Company Residential Mental Retardation, Mental Health and Substance Abuse Facilities Easter Seal Society Of Southeastern Michigan Inc 6.7 Community Care Facilities for the Elderly Evergreen Health And Living Center 1.8 Pediatrics Special Care 2.0 Presbyterian Villages Of Michigan 28.4 Other Residential Care Facilities Angel's Place, Inc 1.4 St Francis Family Services Inc 1.7 Individual and Family Services Luthern Adoption Service 1.1 Orchards Childrens Services, Inc 3.5 Spaulding For Children 7.7 Area Agency On Aging 1-B 37.0 Creative Images, Inc 5.7 Jewish Family Service Inc 2.1 Life For Relief And Development 10.6 Vocational Rehabilitation Services Jewish Vocational Service & Community Workshop 21 .0 The Art Of Winning Sales Training Inc 1.2 Child Day Care Services Academy Of Detroit Schools 5.6 30 22 20 85 62 Ml Ml Ml 60 50 63 40 60 225 300 75 75 Ml Ml Ml Ml Ml Ml 250 250 Ml Ml 155 Ml 130 115 250 2 120 Ml Ml Ml Ml 275 Ml 93 100 250 Ml Ml 43 21 100 54 50 200 105 10 Ml Ml Ml Ml Ml Ml Ml 200 25 Ml Ml 35 Ml Arts, Entertainment, & Recreation l.,-;;$"oJJthfielg_ Economic Development Appendix-48 �• 71: Arts, Entertainment, and Recreation 7114 7139 Revenue ($ million) Agents and Managers for Artists, Athletes, Entertainers, and Other Public Figures Brookdale Living Community Of Michigan 2.3 Gail & Rice 1.8 Great Lake Technologies Group 1.2 National Medical Management, Inc 1.1 Sigma Management Services, Inc 2.6 U S Medical Management 6.0 Other Amusement and Recreation Industries Bally Total Fitness International , Inc 19.4 Emplo~ees 60 60 25 24 15 180 25 State Of lncoreoration Ml Ml Accommodation & Food Services 72: Accommodation and Food Services 7211 7221 • 7222 Traveler Accommodation Carlton Essex Management Global Equities & Loans , Inc Sayo, Inc Midwest Lodging Inc Full-Service Restaurants 12 Mile Southfield Big Boy 347 C A Muer Corporation Darco Inc Musashi International, Inc R&A Foods Inc Ramrock, Inc Suncoast Cafe & Deli Inc Sweet Lorraine's Inc The Exchange Inc Virtuoso Restaurant And Catering, Inc Limited-Service Eating Places Granader Family Reataurants Inc Guy Enterprises Jaydon Enterprises Inc King Venture , Inc Lou's Finer Delicatessen Inc Scamadoni Inc Tayvenlnc The Brown Food Group Inc Zoup! Fresh Soup Company, LLC Revenue ($ million) Emplo~ees 2.0 2.0 3.0 1.2 60 30 65 20 1.0 45.5 6.0 1.0 1.1 2.8 1.5 1.7 1.4 1.5 45 746 20 50 50 95 12 1.3 1.3 1.4 69.4 1.0 2.0 1.0 1.5 3 60 65 25 40 30 42 30 Revenue ($ million) Emplo~ees 2.5 3.0 1.3 4.3 11 20 12 40 65 27 State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Other Services 81: Other Services (except Public Administration) 8112 • 8114 Electronic and Precision Equipment Repair and Maintenance Ameriflex Co Inc Great Lakes Data Systems, Inc Tower Computer Services Inc Ultracom Inc Personal and Household Goods Repair and Maintenance Brines Refrigeration, Heating & Cooling Inc Southfielcl "'--~ -- ~ State Of Incorporation Ml Ml Ml Ml 5.2 18 Ml Economic Development Appendix-49 �• 8122 8123 8129 8131 8132 8133 8134 8139 • • Death Care Services The Ira Kaufman Chapel Inc Drycleaning and Laundry Services Lois Gross Cleaners Inc Other Personal Services Estate Planning Institute Of Michigan Lie Polk Carfax, Inc Religious Organizations Congregation Shaarey Zedek Inc Faith Christian Academy Grantmaking and Giving Services National Multiple Sclerosis Society, Michigan Chapter (Inc) Social Advocacy Organizations Michigan Humane Society W Children's Leukemia Foundation Of Michigan Civic and Social Organizations Alzheimers Assc Inc Central State University The Salvation Army Business, Professional, Labor, Political, and Similar Organizations Automotive Industry Action Group Michigan Association Of Police 911 Brotherhood Of Maintenance Of Way Employees Michigan Association For Public Employees Five Thousand Town Center Condominium Assoc 2.5 23 Ml 1.4 30 Ml 2.0 4.6 12 2.6 2.4 90 Ml Ml 1.2 30 Ml 1.3 1.5 30 12 Ml 3.1 1.5 3.4 45 100 Ml 9.5 1 .1 6.2 1.0 141.6 60 14 45 15 18 Ml Ml Ml Reference USA Data: Southfield Firms by Industry Sector, 2006 CONSTRUCTION 65 MANUFACTURING 65 WHOLESALE TRADE 65 RETAIL TRADE 65 TRANSPORTATION AND WAREHOUSING 66 INFORMATION 66 FINANCE AND INSURANCE 66 REAL ESTA TE, RENT AL & LEASING 67 PROFESSIONAL, SCIENTIFIC, & TECHNICAL SERVICES 67 ADMINISTRATIVE, SUPPORT, WASTE MANAGEMENT, & REMEDIATION SERVICES 68 EDUCATIONAL SERVICES 68 HEALTH CARE AND SOCIAL ASSISTANCE 68 ARTS, ENTERTAINMENT, & RECREATION 69 ACCOMMODATION & FOOD SERVICES 69 OTHER SERVICES 69 ~outhfielcl. Economic Development Appendix-SO �• Construction 23: Construction 2361 Employment Sales Location Type Residential Building Construction 1 to 4 $1 to $2.5 Million Single Location Campbell-Manix Inc Bouey's Touch 30 $20 to $50 Million Single Location Construction Communications 26 $5 to $1 0 Million Single Location Construction Specialists 20 $5 to $1 0 Million Single Location 20 $2.5 to $5 Million Single Location 15 $1 to $2.5 Million Single Location Employment Sales Location Type 7 $2.5 to $5 Million Single Location 2381 Foundation, Structure, and Building Exterior Contractors 2383 Building Finishing Contractors Bobson Construction Carlo Tile & Marble Co Manufacturing 31-33: Manufacturing 3222 Converted Paper Product Manufacturing 3339 Other General Purpose Machinery Manufacturing Business Forms Svc Inc Adams Automation 12 $2.5 to $5 Million Single Location Comau Pico 500 $100 to $500 Million Single Location 3345 Navigational, Measuring, Electromedical, and Control Instruments Manufacturing 3363 Motor Vehicle Parts Manufacturing Corrsys Datron Sensorsystems • Collins & Aikman Corp 9 $1 to $2.5 Million Single Location 130 Over $1 Billion Headquarter Employment Sales Location Type $5 to $1 0 Million Branch Wholesale Trade 42: Wholesale Trade 4233 Lumber and Other Construction Materials Merchant Wholesalers 4234 Professional and Commercial Equipment and Supplies Merchant Wholesalers 4235 Metal and Mineral (except Petroleum) Merchant Wholesalers 4238 Machinery, Equipment, and Supplies Merchant Wholesalers 4239 Miscellaneous Durable Goods Merchant Wholesalers ABC Supply Co Business Services Copper & Brass Sales Inc Case Power & Equipment 13 14 $5 to $1 0 Million 69 Single Location Subsidiary 100 $50 to $100 Million Single Location 40 $20 to $50 Million Single Location 4 $2.5 to $5 Million Single Location Employment Sales Location Type ABC Warehouse 50 $1 0 to $20 Million Branch Blue Water Technologies 75 $20 to $50 Million Single Location ABC Group Boehle Chemicals Inc Retail Trade 44-45: Retail Trade 4431 • Electronics and Appliance Stores Bof Tech 8 $2.5 to $5 Million Single Location BPI Information Systems 50 $1 Oto $20 Million Single Location Business Systems Group Inc 2 $500,000 to $1 Million Single Location Comprehensive Systems 10 $2.5 to $5 Million Single Location Compsat Technology Inc 10 15 5 $2.5 to $5 Million Single Location $5 to $1 0 Million Single Location $1 to $2.5 Million Branch Computer Mail Svc Inc Concurrent Computer Corp 4441 Building Material and Supplies Dealers ~uthfi~Q. Economic Development Appendix-51 �• 4451 4461 4482 4483 4511 20 $5 to $1 O Million Single Location 9 $1 to $2.5 Million Branch 32 $5 to $10 Million Branch 4 $500,000 to $1 Million Branch 4 $500,000 to $1 Million Single Location 33 $2.5 to $5 Million Branch Employment Sales Location Type 30 $2.5 to $5 Million Single Location 14 $1 to $2.5 Million Single Location Less Than $500 ,000 Single Location Employment Sales Location Tlpe 30 30 $5 to $1 O Million $1 Oto $20 Million Single Location Single Location 10 $2.5 to $5 Million Branch 5 to 9 $500 ,000 to $1 Million Branch Employment Sales Location Type 5 to 9 $1 to $2.5 Million Single Location 5 to 9 26 5 to 9 55 12 $500 ,000 to $1 Million $5 to $1 O Million $500,000 to $1 Million $1 O to $20 Million $1 to $2.5 Million Branch Single Location Single Location Single Location Branch 1 to 4 $500,000 to $1 Million Branch 20 25 15 24 15 6 30 $5 to $1 O Million $5 to $1 O Million $2.5 to $5 Million $5 to $10 Million $2.5 to $5 Million $1 to $2.5 Million $5 to $1 O Million Constellation Newenergy Inc Grocery Stores ?-Eleven Health and Personal Care Stores Cardinal Health Shoe Stores City Slicker Shoes Jewelry, Luggage, and Leather Goods Stores Conti Giorgio Jewelers Inc Sporting Goods, Hobby, and Musical Instrument Stores Champs Sports Transportation and Warehousing 48-49: Transportation and Warehousing 4842 4853 4855 Specialized Freight Trucking C-Mack lnvotronics Inc Taxi and Limousine Service Aadvance Tickets & Tours Charter Bus Industry Citizens Car Svc Information 51: Information • 5151 5173 5191 Radio and Television Broadcasting CBS Radio Christian Television Network Telecommunications Resellers Broadwing Communications Other Information Services ACS Healthcare Solutions Finance and Insurance 52: Finance and Insurance 5221 5222 5223 5239 • 5241 Depository Credit Intermediation Central Corp Credit Union Nondepository Credit Intermediation Ace Mortgage Funding BNC-Detroit C & B Mortgage Corp Capital Mortgage Capmark Finance Activities Related to Credit Intermediation Advance America Cash Advance Other Financial Investment Activities Advance Capital Management Inc Business Depot Capital Investment Group LLC Capital Partners LLC Center For Financial Planning Comprehensive Planning Group Consolidated Financial Corp Insurance Carriers Capital Title Ins Agency Inc ~ou!b[!_ . elg_ ,, 30 Single Single Single Single Single Single Single Location Location Location Location Location Location Location Subsidiary Economic Development Appendlx-52 �• 5242 Agencies, Brokerages, and Other Insurance Related Activities 40 Acordia 34 Cam Administrative Svc 33 Citizens Insurance Co 100 Comerica Insurance Svc Inc Consolidated Group Resources 5 18 Cornish Zack Hill & Assoc Inc 65 Brown Rehabilitation $500,000 to $1 Million $2.5 to $5 Million $1 Oto $20 Million Branch Single Location Branch Subsidiary Single Location Single Location Single Location Employment Sales Location Type 10 40 10 83 17 $1 to $2.5 Million $5 to $1 O Million $1 to $2.5 Million $1 to $2.5 Million Single Location Branch Branch Headquarter Single Location 20 15 $2.5 to $5 Million $2.5 to $5 Million $1 to $2.5 Million Less Than $500,000 Single Location Single Location Single Location Branch Sales Location Type $5 to $1 O Million $5 to $1 O Million $5 to $1 O Million Real Estate, Rental & Leasing 53: Real Estate, Rental & Leasing 5312 5313 Offices of Real Estate Agents and Brokers Buckcorp C B Richard Ellis Coldwell Banker Colliers International Consolidated Management Inc Activities Related to Real Estate Complete Appraisal Co C B Appraisal Centre Management Co Co Star Group Inc 6 Professional, Scientific, & Technical Services • 54: Professional, Scientific, and Technical Services 5411 5412 5413 5415 • 5416 5418 Employment Legal Services AAAAAA Aadvance Divorce 1 to 4 Acclaim Legal Svc PLLC 10 110 Brooks & Kushman 1 to 4 Brooks & Kushman Buckfire & Buckfire 9 Collins Einhorn Farrell 55 13 Consolidated Legal Svc Clear Title Agency Inc 10 Clearly Title Co 10 Corvus Inc 4 Accounting, Tax Preparation, Bookkeeping, and Payroll Services Clayton & Mc Kervey 45 14 Correll Associates Ceridian Employer Svc 38 Architectural, Engineering, and Related Services Cdpa Architects 32 C T Soil & Materials Engnrng 1 Construction Document Mgmt 7 Computer Systems Design and Related Services BT Americas Inc 5 GIBER Inc 40 Computer Consultants-America 30 Computerized Facility lntgrtn 50 Calli Technic LLC Credit Corp 5 to 9 Management, Scientific, and Technical Consulting Services AT Kearney Inc 90 Business Development Group Inc 3 GIBER Inc 100 Advertising and Related Services ~u!_l]fielcJ Less Than $500,000 $1 to $2.5 Million $1 Oto $20 Million Less Than $500,000 $1 to $2.5 Million $5 to $1 O Million $1 to $2.5 Million $1 to $2.5 Million $1 to $2.5 Million $500,000 to $1 Million Single Single Single Single Single Single Single Single Single Single Location Location Location Location Location Location Location Location Location Location $5 to $1 O Million $1 to $2.5 Million $1 to $2.5 Million Single Location Single Location Branch $5 to $1 O Million Less Than $500,000 $500,000 to $1 Million Single Location Single Location Single Location $500,000 to $1 Million $20 to $50 Million $2.5 to $5 Million $5 to $1 O Million $1 to $2.5 Million Branch Branch Single Location Single Location Single Location $20 to $50 Million $500,000 to $1 Million $20 to $50 Million Branch Single Location Branch Economic Development Appendix-53 �• 5419 Campbell-Ewald Caponigro Public Relations CBS Television Network Sales COMPUTERTRAINING.COM Other Professional, Scientific, and Technical Services Bromberg & Assoc CT Svc 200 15 11 1 to 4 $20 to $50 Million $2.5 to $5 Million $1 to $2.5 Million Less Than $500,000 Branch Single Location Branch Single Location 1 to 4 1 to 4 Less Than $500 ,000 Less Than $500 ,000 Single Location Single Location Administrative, Support, Waste Management, & Remediation Services 56: Admin., Support, Waste Mgmt & Remed Svcs 5611 5613 5614 Office Administrative Services Advantage Consulting & Educatn Employment Services Accountants Inc Accountemps About Faces Productions Access Point Human Resources Brokers International Business Support Services ccs 5615 • 5616 Action Video Inc Travel Arrangement and Reservation Services Byebyenow.Com Travel Cadillac Travel Investigation and Security Services Confidential Business Resource Employment Sales Location Type 12 $1 to $2.5 Million Single Location 7 40 $500 ,000 to $1 Million $2.5 to $5 Million Branch Branch 15 22 15 $500 ,000 to $1 Million $1 to $2.5 Million $500 ,000 to $1 Million Single Location Single Location Single Location 5 to 9 10 $500 ,000 to $1 Million $1 to $2.5 Million Single Location Single Location 1 to 4 40 Less Than $500 ,000 $2 .5 to $5 Million Single Location Single Location 12 Less Than $500,000 Single Location Employment Sales Location T~pe NA Single Location NA Single Single Single Single Educational Services 61: Educational Services 6111 6114 Elementary and Secondary Schools Bradford Academy 62 Business Schools and Computer and Management Training Charter Schools Adm 5 to 9 Abcott Institute 15 Computer Training 25 Connect 4 Growth 4 $2.5 to $5 Million $2.5 to $5 Million Less Than $500 ,000 Location Location Location Location Health Care and Social Assistance 62: Health Care and Social Assistance 6211 6213 6214 6216 • 6219 6222 6241 Offices of Physicians Consultants In Ophthalmic Offices of Other Health Practitioners Advanced Laser & Vision Ctr Center For Reiki Training Outpatient Care Centers Cardiovascular Clinical Assoc Home Health Care Services Abcare's Homehealth Exchange Other Ambulatory Health Care Services Community EMS Psychiatric and Substance Abuse Hospitals Advanced Counseling Svc Individual and Family Services ~outhfield Employment Sales Location Type 17 $2.5 to $5 Million Single Location 12 4 $1 to $2.5 Million Less Than $500,000 Single Location Single Location 18 $5 to $1 O Million Single Location 200 $1 O to $20 Million Single Location 350 $20 to $50 Million Single Location 20 $1 to $2.5 Million Single Location Economic Development Appendlx-54 �• 6243 6244 Access Christian Counseling Catholic Social Svc Of Oakland Children's Aid Society Children's Leukemia Fndtn-Mi Christian Family Svc Ciena Health Care Management Vocational Rehabilitation Services Cornerstone Rehab Inc Child Day Care Services Childtime Learning Ctr 20 13 10 14 12 30 $1 to $2.5 Million NA NA NA $500,000 to $1 Million $1 to $2.5 Million Single Location Branch Single Location Single Location Single Location Single Location 24 $1 to $2.5 Million Single Location 14 $500,000 to $1 Million Branch Employment Sales Location Type 3 50 $500,000 to $1 Million $10 to $20 Million Single Location Single Location 2 Less Than $500,000 Less Than $500,000 Single Location Single Location Employment Sales Location T~pe 20 $1 to $2.5 Million Branch 5 12 60 1Oto 19 Less Than $500,000 Less Than $500,000 $1 to $2.5 Million Less Than $500,000 Branch Branch Single Location Branch Employment Sales Location T~pe $1 to $2.5 Million Single Location Arts, Entertainment, & Recreation 71: Arts, Entertainment, and Recreation 7115 7139 Independent Artists, Writers, and Performers Bond Films-North Champagne Fantasy Other Amusement and Recreation Industries Cathedral Cultural Ctr Char Communication Accommodation & Food Services 72: Accommodation and Food Services • 7211 7222 Traveler Accommodation Comfort Suites Southfield Limited-Service Eating Places Buffalo Wild Wings Grill & Bar Charley's Grilled Subs Copper Canyon Brewery Cosi Other Services 81: Other Services (except Public Administration) 8111 8131 8139 • Automotive Repair and Maintenance Collision Craftmen 15 Religious Organizations Carlyle Fielding Stewart 1 to 4 Chaldean Catholic Church-USA 6 Christian Tabernacle Church 20 Church Of The Redeemer 3 Church-Jesus Christ-Lds 2 Congregation Shema Yisrael 2 Business, Professional, Labor, Political, and Similar Organizations Bloomfield Hills Education 5 Brotherhood Of Maintenance-Way 35 ~ outhfield NA NA NA NA NA NA Single Single Single Single Single Single NA NA Single Location Subsidiary Location Location Location Location Location Location Economic Development Appendix-55 � 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 Southfield_Comprehensive-Master-Plan_2009 Creator An entity primarily responsible for making the resource City of Southfield Planning Department, City of Southfield, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2009-04-13 Title A name given to the resource Comprehensive Master Plan Description An account of the resource The Comprehensive Master Plan for the City of Southfield was prepared by the City of Southfield Planning Department with the assistance of the Project Consultant Team (Jacobs LSL Planning, Inc. Donald T. Iannone & Associates, Inc. Tetra Tech., Inc 5 Star Engineering, Inc.) and was approved on April 13, 2009. Contributor An entity responsible for making contributions to the resource Jacobs LSL Planning, Inc. Donald T. Iannone & Associates, Inc. Tetra Tech, Inc. 5 Star Engineering, Inc. (consultant) Subject The topic of the resource Master plan reports Southfield (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/3e4a907e77ff62d7acac89aeb58f4bfe.pdf f5e17780904a0818fe3b0060e0a5bd82 PDF Text Text �::;;------ -= ~ ~ - ,-.itu Council Resolution Resolutiu11f01· City Council City Council Resolution Resolution for City Council December 12, 2022 RESOLUTION FOR CITY COUNCIL DECEMBER 12, 2022 A RESOLUTION TO ADOPT A NEW MASTER PLAN OF THE ClTY OF SOUTHFIELD TO REPLACE THE EXISTING MASTER PLAN: WHEREAS: The existing Comprehensive Master Plan (Plan) for the City of Southfield was adopted on June 20, 2016, by the City Council; and, WHEREAS: At least every five (5) years after adoption of a Plan, the Council shall review the Plan and determine whether to commence the procedure to amend the Plan or adopt a new Plan; and, WHEREAS: The preparation of a new Comprehensive Master Plan was required to establish goals and guidelines to facilitate the direction, redevelopment and growth of the City of Southfield to address changing demographic and marketing conditions created by the "Great Recession" and to reposition the City into the future; and, WHEREAS: Sustainable communities are places that balance their economic assets, natural resources, and social priorities so that residents' diverse needs can be met now and in the future. These communities prosper by attracting and retaining businesses and people and offering individuals of all incomes, races, and ethnicities access to the opportunities, services, and amenities they need to thrive; and, WHEREAS: on January 19, 2021, the City Council authorized the City Planner, on behalf of the Planning Comrn;;:,::;ion, to send the required Notice of Intent to update the Comprehensive Master Plan in accordance with the Michigan Planning Enabling Act (Act 33 of 2008, as amended) and to initiate the Master Plan procedure to update the Plan in accordance with Sect. 5.59 of the City Zoning Ordinance; and, WHEREAS: Over 138 letters were mailed to registered homeowner's groups and condominium associations to encourage participation. Further, several public meeting and workshops were held with homeowner groups, civic associations, boards & commissions, public schools, and city staff throughout the process to encourage public input; and, -1- ■ �-- City Council Resolution Resolulionfor City Cmmcil WHEREAS: A social media platform, publicinput.com/sustainablesouthfield2026 website, was launched on February I, 2021, for an 8week public input period to solicit feedback on a variety of topics, which resulted in over 16,406 total responses, 1,150 total comments, and 581 total participants; and, WHEREAS: On January 20, 202 I, and March I 6, 2022; the Planning Commission held public workshops and open houses on the preliminary draft master plan to seek additional public comment; and, WHEREAS: On September 6, 2022, the City Council authorized the Planning Department, on behalf of the Planning Commission Secretary, to release the draft Sustainable Southfield 2. 0, Comprehensive Master Plan 2023-2028 for the required 63-day public review period and the requirements of the Michigan Planning Enabling Act 33 of 2008, as amended; and, WHEREAS: On November 2, 2022, the Oakland County Coordinating Zoning Committee (CZC) held a meeting and by a 2-0 vote, endorsed the County staffs review finding that the City's Master Plan not inconsistent with the plan of any of the surrounding communities; and, WHEREAS: on November I 6, 2022, pursuant to the requirements of Article 4, Section 5.59, Comprehensive Master Plan Procedure, Chapter 45, Zoning, of Title V, Zoning and Planning of the Code of the City of Southfield, and the Michigan Planning Enabling Act, Public Act 33 of 2008, as amended, the Southfield Planning Commission held a public hearing on the proposed Sustainable Southfield 2. 0, Comprehensive Master Plan 2023-2028 and forwarded a favorable recommendation to City Council by unanimous vote; and, WHEREAS: on December I 2, 2022, pursuant to the requirements of Article 4, Section 5.59, Comprehensive Master Plan Procedure, Chapter 45, Zoning, of Title V, Zoning and Planning of the Code of the City of Southfield, and the Michigan Planning Enabling Act, Public Act 33 of 2008, as amended, the Southfield City Council held a public hearing on the proposed Sustainable Southfield 2.0, Comprehensive Master Plan 2023-2028, NOW THEREFORE, BE IT HEREBY RESOLVED: That Sustainable Southfield 2. 0, A Comprehensive Master Plan for Now and the Future, (MP-08), draft dated December 12, 2022, be recommended for adoption, in accordance with Article 4, Section 5.59, Comprehensive Master Plan Procedure, Chapter 45, Zoning, of Title V, Zoning and Planning of the Code of the City of Southfield, and the Michigan Planning Enabling Act, Public Act 33 of2008 be approved for the reasons set forth in the City Planner's recommendation; i.e.: I. Sustainable Southfield, as prepared by the City of Southfield Planning Department, the City of Southfield Planning Commission and residents, has been thoroughly studied by the Planning Commission at their Planning Commission Study Meetings and Regular Meetings. -2- �.. ................................ --City Council Resolution Resolution for City Council 2. Sustainable South.field will serve to guide and coordinate City decisions on new development and redevelopment; will assist in the review of development proposals to confirm they meet the goals and strategies of the Plan; and provide a basis for amendments to the Zoning Ordinance and Zoning Map. 3. Sustainable communities are places that balance their economic assets, natural resources, and social priorities so that residents' diverse needs can be met now and in the future. These communities prosper by attracting and retaining businesses and people and offering individuals of all incomes, races, and ethnicities access to the opportunities, services, and amenities they need to thrive. BE IT FURTHER RESOLVED: That Resolution No. MP-08 is hereby recommended for adoption. I, Allyson Bettis, duly appointed City Clerk of the City of Southfield, County of Oakland, State of Michigan, do hereby certify that the foregoing resolution was adopted by the Southfield City Council at their December 12, 2022 Regular Meeting held in the Council Chambers of the Municipal Building, 26000 Evergreen Road, Southfield, Michigan. 12/22/2022 Dated ~ Allyson Bettis, Southfield City Clerk -3- • �- - - - - ----==---====----=-~-~--==-,..::__~- -· -·- - - - . -- Ack1w1vledge111cnts 'J'ho.nk \ 'ou Aclmowledgements ThankYou The Honorable Dr. Kenson J. Siver, Ed. D, Mayor City Council Linnie Taylor, Council President Michael A. Mandelbaum, Council President Pro Tern Nancy L.M. Banks, Councilwoman Daniel Brightwell, Councilman Dr. Lloyd Crews, PhD, Councilman Myron Frasier, Councilman Jason Hoskins, Councilman Allyson Bettis, City Clerk Sherikia Hawkins, Former City Clerk (resigned 10/19/2022} Nicole M. Humphries, Deputy City Clerk Irv M. Lowenberg, City Treasurer City Administration Frederick E. Zorn, CEcD, City Administrator John Michrina, Deputy City Administrator Dawn King, City Attorney Eric James Shannon, Performance & Technology Specialist Planning Commission Dr. Geralyn Stephens-Gunn, Ed . D, Chair Anthony Martin, Vice Chair Robert L. Willis, Secretary Cynthia Bernoudy Donald Culpepper (resigned 4/28/2022} Ghana Adell Goodwin-Dye Jeremy Griffis Steven Huntington Planning Department Terry Croad, AICP, ASLA, Director of Planning Souzan Hanna, Sustainability Planner Noreen Kozlowski, Landscape Design Coordinator (retired March 2022} Sarah K. Mulally, AICP, Assistant City Planner Jeff Spence, Assistant City Planner Lisa Wojciechowski, Administrative Assistant Prepared with the assistance of: McKenna, www.mcka.com -4- Other City Departments Chief Elvin Barron, Police Department Mary Beall, Library Justin Beck, Emergency Management Terry Fields, Parks & Recreation Rochelle Freeman, Business Development Steve Gogola, Engineering (GIS} Rene Hinojosa, Technology Services Michael Manion, Community Relations Chief Johnny Menifee, Fire Department Justin Prybylski, Assessing Leigh Schultz, Engineering Brandy Siedlaczek, Stormwater Management Other Contributors Mike Csapo, General Manager, RRRASOC Darla Van Hoey, Southfield Historical Society �I Table of Contents Page References by Chapter City Council Resolution ..................................................................................................................................................................1 Resolution for City Council. .........................................................................................................................................................................1 Acknowledgements .......................................................................................................................................................................4 Thank You ..................................................................................................................................................................................................4 Table of Contents ..........................................................................................................................................................................5 Page References by Chapter ....................................................................................................................................................................... 5 Table of Figures & Maps .............................................................................................................................................................. 13 Figures .....................................................................................................................................................................................................13 Maps .......................................................................................................................................................................................................14 Tables ......................................................................................................................................................................................................15 Executive Summary ..................................................................................................................................................................... 16 Planning for Southfield's Future ................................................................................................................................................................16 Introduction ................................................................................................................................................................................ 18 About the Sustainable Southfield Plan ......................................................................................................................................................18 Public Engagement Summary ...................................................................................................................................................................20 Planning Commission Kick-Off Meeting ............................................................................................................................................................... 20 Homeowner Association Meetings ...................................................................................................................................................................... 21 CCAB Visioning Session ............................................................................................................................................................................ .. .......... 21 Online Engagement ................................................................................................................................................................ .............................. 22 Tapestry of a Community Art Project .................................................................................................................................................................. 24 Participation Results ............................................................................................................................................................................................ 25 Visions .....................................................................................................................................................................................................28 Chapter 1: Background ................................................................................................................................................................ 31 Context ....................................................................................................................................................................................................31 �- --- Table of Contents Page References by Chapter Location ................................................................................................................................................................................................................ 31 Indigenous History ............................................................................................................................................................................................... 32 City Profile ............................................................................................................................................................................................................ 33 Relevant Adopted Plans ...........................................................................................................................................................................35 2022 John Grace Revitalization Plan .................................................................................................................................................................... 35 2022 Parks and Recreation Master Plan .............................................................................................................................................................. 35 2022 Capital Improvement Plan (CIP) .................................................................................................................................................................. 36 2018 SODA Development and Tax Increment Financing (TIF) Plan ..................................................................................................................... 36 2017 COSA Senior Needs Assessment ................................................................................................................................................................. 36 2016 Southfield City Centre Vision Plan .............................................................................................................................................................. 37 2016 Southfield City Centre Retail Market Analysis ............................................................................................................................................ 37 2014 Valley Woods Senior Campus ..................................................................................................................................................................... 37 2012 Non-Motorized Pathway & Public Transit Plan ........................................................................................................................................... 38 Population and Demographic Trends ........................................................................................................................................................40 Current Conditions ............................................................................................................................................................................................... 40 Population Trends ................................................................................................................................................................................................ 40 Chapter 2: Key Recent Changes and Trends .................................................................................................................................. 45 Local Changes Since 2016 ......................................................................................................................................................................... 45 Zoning Innovations ............................................................................................................................................................................................... 45 Southfield Arts Commission ................................................................................................................................................................................. 46 Regional and National Trends ...................................................................................................................................................................47 Pandemic Impacts ................................................................................................................................................................................................ 47 Retail Relocations ................................................................................................................................................................................................. SO Missing Middle Housing ....................................................................................................................................................................................... 51 Remote Office Work ............................................................................................................................................................................................ 52 Hotels and Short-Term Rentals ............................................................................................................................................................................ 53 New Industrial Businesses 54 US Inflation Rate Rises 55 The Great Resignation and Quiet Quitting ........................................................................................................................................................... 55 Rethinking the Public Rights-of-Way ................................................................................................................................................................... 55 Chapter 3: Healthy Living ............................................................................................................................................................. 57 Introduction .............................................................................................................................................................................................57 Background & History ...............................................................................................................................................................................57 Racial Disparities in Health ................................................................................................................................................................................... 57 -6- • �I -- ''11111111 -- --- --- ·- - - --- --- --- --- --- --- .. .. .... - - .. Tahlc of Contents Page References hy Chapter Current Conditions ...................................................................................................................................................................................59 Environmental Conditions ................................................................................................................................................................................... 59 Individual Health .................................................................................................................................................................................................. 64 Healthy Food Access ............................................................................................................................................................................................ 64 Diversity and Inclusion ......................................................................................................................................................................................... 65 LTU Summer Camp: Introduction to Landscape Architecture ............................................................................................................................ 65 Recent Programs and Initiatives ...............................................................................................................................................................67 Southfield Peace Poles and Walk ......................................................................................................................................................................... 67 20 Minutes of Heart Healthy Activity ................................................................................................................................................................... 67 2021 All-America City Award (AAC) Competition ................................................................................................................................................ 67 Diversity and Inclusion Initiatives ........................................................................................................................................................................ 68 Best Cities for Black Women ................................................................................................................................................................................ 70 AARP Designation Process ................................................................................................................................................................................... 71 Key Trends & Challenges ..........................................................................................................................................................................72 Pandemic Impacts on Health ............................................................................................................................................................................... 72 Mixed Use ............................................................................................................................................................................................................ 72 Key Findings .............................................................................................................................................................................................73 Strengths and Opportunities ................................................................................................................................................................................ 73 Weaknesses and Threats ..................................................................................................................................................................................... 73 Goals, Objectives, and Strategies ..............................................................................................................................................................74 Goals .................................................................................................................................................................................................................... 74 Objectives and Strategies ..................................................................................................................................................................................... 74 Chapter 4: Housing and Residential Character .............................................................................................................................. 76 Introduction .............................................................................................................................................................................................76 Background & History ...............................................................................................................................................................................77 History of Development ....................................................................................................................................................................................... 77 National Historic Register of Places - The Plumbrooke Estates Neighborhood .................................................................................................. 78 National Historic Register of Places - The Northland Gardens Neighborhood ................................................................................................... 78 Current Conditions ...................................................................................................................................................................................79 Housing Units ....................................................................................................................................................................................................... 79 Occupancy ............................................................................................................................................................................................................ 80 Home Ownership ................................................................................................................................................................................................. 82 Housing Costs ....................................................................................................................................................................................................... 84 Housing Types ...................................................................................................................................................................................................... 86 -7- .. �.. ,. - -- Ta hie of Con ten ts Page References hy Chapter Housing Unit Age ................................................................................................................................................................................................. 87 Resident Length of Stay ....................................................................................................................................................................................... 87 Current Housing Programs ........................................................................................................................................................................88 Ongoing Housing Programs ................................................................................................................................................................................. 88 Ongoing Housing-Related Programs .................................................................................................................................................................... 93 Key Trends & Challenges ..........................................................................................................................................................................96 Short-Term Rentals .............................................................................................................................................................................................. 96 Age-in-Place Housing ........................................................................................................................................................................................... 96 "Missing" Middle Housing ................................................................................................................................................. .................................. 97 Accessory Dwelling Units (ADUs) and Tiny Homes .............................................................................................................................................. 97 Adaptive Reuse .................................................................................................................................................................................................... 98 Expansion of Residential Offerings in Single-Family Zones .................................................................................................................................. 99 20-Minute Neighborhoods ................................................................................................................................................................................... 99 Lower Parking Requirements ............................................................................................................................................................................. 100 Supply Chain Shortages During the Pandemic ................................................................................................................................................... 100 Key Findings ...........................................................................................................................................................................................101 Strengths & Opportunities ................................................................................................................................................................................. 101 Weaknesses & Threats ....................................................................................................................................................................................... 104 Goals, Objectives, and Strategies ............................................................................................................................................................ 105 Goals ................................................................................................................................................................................................................. 105 Objectives and Strategies ................................................................................................................................................................................... 105 Chapter 5: Economic Development ............................................................................................................................................ 107 Introduction ...........................................................................................................................................................................................107 Entrepreneurial Support .........................................................................................................................................................................108 Current Conditions .................................................................................................................................................................................109 Southfield ........................................................................................................................................................................................................... 109 Oakland County .................................................................................................................................................................................................. 111 Recent Programs and Initiatives ............................................................................................................................................................. 114 Programs ............................................................................................................................................................................................................ 114 Pandemic Response ........................................................................................................................................................................................... 118 RRC Program ...................................................................................................................................................................................................... 120 2018 SDDA Reestablishment ............................................................................................................................................................................. 121 Other Projects and Developments ..................................................................................................................................................................... 125 Key Trends & Challenges ........................................................................................................................................................................ 138 -8- �,_,..,. , . . , . . ,... '11111 .... , L ... • Table of f'ontcnL'> Page References hy C'haptcr Continuing Pandemic Impacts ........................................................................................................................................................................... 138 Changing Workforce Demographics .................................................................................................................................................................. 139 Key Findings ...........................................................................................................................................................................................139 Strengths and Opportunities .............................................................................................................................................................................. 140 Weaknesses and Threats ................................................................................................................................................................................... 140 Goals, Objectives, and Strategies ............................................................................................................................................................ 141 Goals .................................................................................................................................................................................................................. 141 Objectives and Strategies ................................................................................................................................................................................... 141 Chapter 6: Existing and Future Land Use .................................................................................................................................... 143 lntroduction ...........................................................................................................................................................................................143 Background & History ............................................................................................................................................................................. 143 Pre-1900s ........................................................................................................................................................................................................... 143 1900s to Present 144 Existing Land Use ...................................................................................................................................................................................145 About .................................................................................................................................................................................................................. 145 The Existing Land Use Color Code ...................................................................................................................................................................... 146 Existing Land Use Map ....................................................................................................................................................................................... 147 Takeaways on Existing Land Use ........................................................................................................................................................................ 148 Key Trends & Challenges ........................................................................................................................................................................149 Limited Land ....................................................................................................................................................................................................... 149 Excessive Amount of Class C Office Space ......................................................................................................................................................... 149 Key Findings ...........................................................................................................................................................................................150 Strengths and Opportunities .............................................................................................................................................................................. 150 Weaknesses and Threats ................................................................................................................................................................................... 150 Future Land Use .....................................................................................................................................................................................151 About .................................................................................................................................................................................................................. 151 The Future Land Use Color Code ....................................................................................................................................................................... 152 Future Land Use Map ......................................................................................................................................................................................... 153 Future Land Use Category Descriptions ............................................................................................................................................................. 154 Goals, Objectives, and Strategies ............................................................................................................................................................ 168 Goals .................................................................................................................................................................................................................. 168 Objectives and Strategies ................................................................................................................................................................................... 168 Chapter 7: Sub-Area Plans ......................................................................................................................................................... 170 lntroduction ...........................................................................................................................................................................................170 -9- �,.. ---- Table of Contents Page References hy Chapter Current Sub-Area Plans ...........................................................................................................................................................................172 Parks and Recreation Master Plan ..................................................................................................................................................................... 172 City Centre Development Plan ........................................................................................................................................................................... 176 Centrepolis SmartZone Action Plan ................................................................................................................................................................... 181 Mixed Use Corridor District (MUCD) ................................................................................................... ............................................................... 184 Nine Mile Corridor ............................................................................................................................................................................................. 186 Goals, Objectives, and Strategies ............................................................................................................................................................ 190 Goals .................................................................................................................................................................................................................. 190 Objectives and Strategies ................................................................................................................................................................................... 190 Chapter 8: Public Infrastructure ................................................................................................................................................. 193 Introduction ...........................................................................................................................................................................................193 Non-Motorized and Motorized Infrastructure .................................................................................................................................................. 193 Stormwater and Green Infrastructure ............................................................................................................................................................... 194 Drinking Water and Sanitary Sewer Infrastructure ........................................................................................................................................... 199 Current Conditions .................................................................................................................................................................................200 Non-Motorized and Motorized Infrastructure .................................................................................................................................................. 200 Road Quality ....................................................................................................................................................................................................... 203 Safe Streets for All. ............................................................................................................................................................................................. 203 SEMCOG City of Southfield Traffic Crash Data ................................................................................................................................................... 204 Vision Zero ......................................................................................................................................................................................................... 209 Stormwater and Green Infrastructure ............................................................................................................................................................... 209 Drinking Water and Sanitary Sewer Infrastructure ........................................................................................................................................... 211 Public Art ............................................................................................................................................................................................................ 212 Current Programs and Initiatives ............................................................................................................................................................213 Pedestrian Enhancements ................................................................................................................................................................................. 213 Proposed City Centre Lawn Improvements ....................................................................................................................................................... 220 Non-Motorized and Motorized Infrastructure .................................................................................................................................................. 226 Bus Stop Priority Plan (5-Year - 2019) ................................................................................................................................................................ 233 Stormwater and Green Infrastructure ............................................................................................................................................................... 234 Drinking Water and Sanitary Sewer Infrastructure ........................................................................................................................................... 235 Key Trends & Challenges ........................................................................................................................................................................237 Electric Vehicles ................................................................................................................................................................................................. 237 Autonomous Vehicles and Car Sharing .............................................................................................................................................................. 238 Autonomous Delivery ........................................................................................................................................................................................ 238 -10- �, a1 , . , . '11111111 '11111] 1IIIJ '1111) 1IIIJ 1IIIJ 1IIIJ IIIIJ . . Table of Contents Page References hy Chapter Nature-Conscious Building ................................................................................................................................................................................. 239 COVID-19 Pandemic-Driven Recreation ............................................................................................................................................................. 239 Smart Infrastructure Monitoring ....................................................................................................................................................................... 239 Trees as a Utility ................................................................................................................................................................................................. 239 Materials Management ..................................................................................................................................................................................... 240 Key Findings ...........................................................................................................................................................................................242 What is Sustainability? ....................................................................................................................................................................................... 242 Strengths and Opportunities .............................................................................................................................................................................. 242 Weaknesses and Threats ................................................................................................................................................................................... 245 Goals, Objectives, and Strategies ............................................................................................................................................................248 Goals .................................................................................................................................................................................................................. 248 Objectives and Strategies ................................................................................................................................................................................... 248 Chapter 9: Public Facilities and Services ..................................................................................................................................... 251 Introduction ...........................................................................................................................................................................................251 City Government ................................................................................................................................................................................................ 251 City Boards and Commissions ............................................................................................................................................................................ 252 City Departments ............................................................................................................................................................................................... 252 Other Agencies and Institutions ......................................................................................................................................................................... 253 Fire Department .....................................................................................................................................................................................258 Current Conditions ............................................................................................................................................................................................. 258 Recent Programs and Initiatives ........................................................................................................................................................................ 258 Key Trends and Challenges ................................................................................................................................................................................ 259 Key Findings and Future Plans ........................................................................................................................................................................... 260 Homeland Security and Emergency Preparedness Division ...................................................................................................................... 261 Current Conditions ............................................................................................................................................................................................. 261 Recent Programs and Initiatives ........................................................................................................................................................................ 262 Police Department .................................................................................................................................................................................263 Current Conditions ............................................................................................................................................................................................. 263 Recent Programs and Initiatives ........................................................................................................................................................................ 264 Key Trends and Challenges ................................................................................................................................................................................ 266 Key Findings and Future Plans ........................................................................................................................................................................... 267 Southfield Human Services Department (SHSD) ...................................................................................................................................... 268 Current Conditions ............................................................................................................................................................................................. 268 Recent Programs and Initiatives ........................................................................................................................................................................ 268 -11- • �--- - -- --- Ta hie of Contents Page Rcfcn~ncl~S hy Chapter Key Trends and Challenges ................................................................................................................................................................................ 269 Southfield Schools District ......................................................................................................................................................................270 Mission Statement ............................................................................................................................................................................................. 270 Current Conditions ............................................................................................................................................................................................. 270 Key Trends and Challenges ................................................................................................................................................................................ 272 Key Findings and Future Plans ........................................................................................................................................................................... 273 Goals, Objectives, and Strategies ............................................................................................................................................................ 274 Goals .................................................................................................................................................................................................................. 274 Objectives and Strategies ................................................................................................................................................................................... 274 Chapter 10: Implementation ...................................................................................................................................................... 277 Implementation Matrix ..........................................................................................................................................................................277 Zoning Plan ............................................................................................................................................................................................281 Planned Future Land Use Plan Amendments .................................................................................................................................................... 281 Zoning Code Map Plan ....................................................................................................................................................................................... 282 Zoning Code Text Plan ........................................................................................................................................................................................ 283 Past Zoning Changes Since 2016 Master Plan ................................................................................................................................................... 286 Appendices: Sustainable Southfield 2.0 ..................................................................................................................................... 290 Table of Contents ...................................................................................................................................................................................290 Appendix A: Works Cited .......................................................................................................................................................... 291 Endnotes ................................................................................................................................................................................................ 291 -12- �.. --c ~~ ~ Table of Figures & Maps Figures Table of Figures & Maps Figures Figure 1. Southfield Population from 1960 to 2020 and Future Projection ................................................................................................................ 40 Figure 2. Southfield Income Distribution (2019) .......................................................................................................................................................... 42 Figure 3. Breakdown of Taxable Value (2021-2022) .................................................................................................................................................... 43 Figure 4. Southfield Educational Attainment (2010 vs 2019) ...................................................................................................................................... 43 Figure 5. Covid Deaths per 10,000 People Over 65 Years Old in Michigan (2021) ...................................................................................................... 47 Figure 6. Covid Deaths per 10,000 People Under 65 Years Old in Michigan (2021) .................................................................................................... 47 Figure 7. Brownfield Sites in Southfield ....................................................................................................................................................................... 62 Figure 8. Southfield Residential Permits, 1995-2021 ................................................................................................................................................... 79 Figure 9. Southfield Housing Units & Occupancy, 1990-2019 ..................................................................................................................................... 79 Figure 10. Regional Occupancy Rate, 1990-2019 ........................................................................................................................................................ 80 Figure 11. Regional Home Ownership Rate, 1990-2019 .............................................................................................................................................. 82 Figure 12. Southfield Median Housing Values, 1990-2019 .......................................................................................................................................... 84 Figure 13. Southfield Housing Values, 2014 vs 2019 ................................................................................................................................................... 84 Figure 14. Regional Residential Rental Share, 2014 vs 2019 ....................................................................................................................................... 85 Figure 15. Regional Gross Rent, 2019 .......................................................................................................................................................................... 85 Figure 16. Regional Rent as a Percentage of Household Income, 2019 ...................................................................................................................... 86 Figure 17. Regional Residential Housing Distribution, 2019 ........................................................................................................................................ 86 Figure 18. Year Built, Southfield Residential Structures, 2019 .................................................................................................................................... 87 Figure 19. Year Householder Moved In, pre-1989 to 2019 ....................................................... .................................................................................. 87 Figure 20. General Fund Revenues, 2021-2022 ......................................................................................................................................................... 110 Figure 21. Breakdown of Taxable Value (2021-2022) ................................................................................................................................................ 110 Figure 22. Land Use Breakdown within Centrepolis SmartZone ............................................................................................ ... .. .............................. 181 Figure 23. Historic Rainfall 2010 vs 2020 ................................................................................................................................................................... 194 Figure 24. City of Southfield Traffic Crashes, 2017-2021 ........................................................................................................................................... 204 Figure 25. Response Summary from City Staff Sustainability Survey - Question 1 ................................................................................................... 246 Figure 26. Response Summary from City Staff Sustainability Survey - Question 2 ................................................................................................... 247 Figure 27. Southfield Public Schools 2022 Statistics .................................................................................................................................................. 272 -13- I �--------------- Table of Figures & Maps Maps Maps Map 1. Southfield Location .......................................................................................................................................................................................... 31 Map 2. Southfield Parks and Nature Areas .................................................................................................................................................................. 60 Map 3. Waterways in Southfield ....................................................... :.......................................................................................................................... 63 Map 4. Sketch Map of 1870s Southfield Township ..................................................................................................................................................... 76 Map 5. Southfield Vacancy Rates, 2014-2019 ............................................................................................................................................................. 81 Map 6. Homeownership Rates by Neighborhood, 2014-2019 .................................................................................................................................... 83 Map 7. CDBG Low-Mod Eligible Areas ......................................................................................................................................................................... 90 Map 8. RUDD Sites in Southfield .................................................................................................................................................................................. 95 Map 9. Pilot Speed Bump Locations .......................................................................................................................................................................... 102 Map 10. Southfield DDA Boundary ............................................................................................................................................................................ 121 Map 11. Oakland Community College Campus Future Expansion Map .................................................................................................................... 122 Map 12. Downtown Development Authority (DDA) Buildings in 3-D Classified by Use ............................................................................................ 123 Map 13. Existing Land Use Map ................................................................................................................................................................................. 147 Map 14. Future Land Use Map .................................................................................................................................................................................. 153 Map 15. Map of Sub-Areas in Southfield ................................................................................................................................................................... 171 Map 16. Parks and Recreation Assets Map ............................................................................................................................................................... 173 Map 17. City Centre Trail Map ................................................................................................................................................................................... 177 Map 18. Centrepolis SmartZone Concept Plan .......................................................................................................................................................... 182 Map 19. MUCD-Eligible Areas in Southfield .............................................................................................................................................................. 185 Map 20. Nine Mile Corridor Plan Study Area ............................................................................................................................................................. 186 Map 21. Existing Conditions on Nine Mile Road ........................................................................................................................................................ 188 Map 22. Areas of Concern on Nine Mile Road ........................................................................................................................................................... 188 Map 23. Recommended Improvements on Nine Mile Road ..................................................................................................................................... 189 Map 24. Existing and Proposed Improvements on Nine Mile Road Between Lahser and Greenfield Roads ............................................................ 189 Map 25. New Pedestrian and Bike Pathways Since 2011 .......................................................................................................................................... 201 Map 26. Existing and Proposed Non-Motorized Transportation Plan ....................................................................................................................... 202 Map 27. 2017-2021 Fatal and Serious Crashes .......................................................................................................................................................... 206 Map 28. 2017-2021 Bicycle Crashes .......................................................................................................................................................................... 207 Map 29. 2017-2021 Pedestrian Crashes .................................................................................................................................................................... 208 Map 30. Green Infrastructure Projects ...................................................................................................................................................................... 210 Map 31. Current and Upcoming Transportation Projects ......................................................................................................................................... 228 Map 32. Priority Bus Stop Improvements .................................................................................................................................................................. 232 Map 33. School District Boundaries ........................................................................................................................................................................... 270 Map 34. Zoning Code Map Plan .......................................................................................................................................Error! Bookmark not defined. -14- �- . ,. ,. ,. Tahlc of Figures & Maps Tables Tables Table 1. Public Engagement Feedback from CCAB Visioning Session .......................................................................................................................... 22 Table 2. CDBG Funds Expenditures .............................................................................................................................................................................. 89 Table 3. Responses to Nine Mile Corridor Survey "What Improvements Would Encourage You to Walk and Bike More?" ................................... 187 Table 4. Low-Impact Design Terminology ................................................. ................................................................................................................. 196 Table 5. Benefits of Green Infrastructure .................................................................................................................................................................. 197 Table 6. High Frequency Intersection Crash Rankings ............................................................................................................................................... 205 Table 7. Priority Water Construction Projects ........................................................................................................................................................... 235 Table 8. EV Charging Stations .................................................................................................................................................................................... 237 Table 9. Crime Statistics, 2018-2021 .......................................................................................................................................................................... 264 Table 10. Implementation Plan Table ........................................................................................................................................................................ 273 -15- I �., Executive Summary Planning for Southfield's Future Executive Summary Planning for Southfield's Future Sustainable Southfield 2.0 is the City of Southfield's comprehensive plan for the future. Sometimes referred to as the "Master Plan," this document is used to guide future development, programs, and policies to help make our city match residents' vision for the future. The plan gives guidance to the City Council, departments, agencies, boards and commissions, and staff as they make decisions that impact the public with every new building, street, or program, the question is asked "Does this align with the community's vision?" Overwhelmingly, residents' visionfor the future ofSouthfield is one rooted in resiliency, equity, and collective supportfor one another. Residents want a community where everyone has access to high quality recreation, entertainment and amenities, housing, andjobs - a city where everyone thrives. The Sustainable Southfield 2.0 Plan asked Southfield residents about the challenges they face today and what they want to see change in the next ten to twenty years. Over 1,000 residents participated in the creation of the Plan by providing their feedback through the public survey, at homeowners' association meetings, and at City Council and Planning Commission meetings. After receiving this feedback, over a dozen City departments collaborated to create the draft Plan, which was then distributed for public review. Members of the public, board and commission officials, neighboring cities, and Oakland County all reviewed the Plan over the course of two months and returned their comments to the City, which then shaped the final Plan. From start to finish, it took almost two years to create the final Sustainable Southfield 2.0 Plan. Sustainable Southfield 2.0 combined the public's feedback with information about the existing conditions in the city and upcoming trends to identify the opportunities and challenges that the community will soon face. The Plan covers a wide range of topics - from roads to housing, from schools to workforce development, and from trees to waste management - to try to get a complete picture of the future. Overall, the Plan directs the city toward a resilient future where the community can survive, adapt, and grow no matter the pressures we face - pandemics, climate change, and everything else the next twenty years will bring. In total, Sustainable Southfield 2.0 includes 113 clear objectives for the future to help make progress toward the community's goals. These objectives can all be found in "Chapter 10: Implementation." The Plan also includes innumerable recommendations and insights that will help guide the city forward - these are scattered throughout the document but can generally be found under the "Key Findings" section in each chapter. Chapters 1 and 2 provide a background on Southfield today, while Chapters 3 through 9 address specific topics and Chapter 10 gathers the entire Plan together. We hope you enjoy Sustainable Southfield 2.0! -16- �I �Introduction About the Sustainable Southfield Plan Introduction About the Sustainable Southfield Plan The City of Southfield's former Master Plan, Sustainable Southfield1 a Comprehensive Plan for now and the Future1 was adopted on June 20, 2016. As required by the Michigan Planning Enabling Act, Sustainable Southfield 2.0 will serve as the update to the former Master Plan and guide City Council with recommended policies and guidelines for the next five years (2023-2028). The past five years since the last Master Plan was adopted, we have seen tremendous change in the way we live, work, shop and in many other aspects of our lives. 2020 turned us upside down with the COVID-19 pandemic, natural disasters, a contentious Presidential campaign, and the national light on systemic social injustice and inequities in America. As we learn to be more tolerant of each other and adjust our daily lives because of the pandemic today, we must maintain a focus on the development of Southfield in the future. The Southfield community continues to strive towards being sustainable, adaptive to changing conditions, and becoming a more welcoming, inclusive, and diverse community! -18- �,... - I J J J J J J J �~ Introduction Public Engagement Sununary Public Engagement Summary The City of Southfield launched the public input phase of Sustainable Southfield 2.0 at the Planning Commission meeting held on January 20, 2021. Over the last two years, the City solicited public input through multiple means, including, but not limited to: stakeholder meetings; Planning Commission, Arts Commission, and Southfield City Centre Board meetings; neighborhood groups, homeowner associations, and condominium associations meetings; virtual town hall sessions; online engagement and public survey through a social media platform; and public hearings. Additional public input was solicited via the City website and social media, E-blasts, door knockers, and on-site pop-up boards located at City Hall and other park facilities. In total, over 1,000 people provided feedback on their vision for the future of Southfield. Complete results of the public engagement can be found in the Appendices: Sustainable Southfield 2.0. Planning Commission Kick-Off Meeting The Planning Commission held a public workshop on Wednesday, January 10, 2021, to solicit comments from the Commission as well as the public on the issues they thought important in developing the Master Plan for the next 5 years. The following items were discussed: • • • • • • • Importance of getting input from the public. Using greenspace for green infrastructure and move toward "green" building techniques. Pursuit of "green" initiatives and moving away from seas of asphalt parking. Non-traditional ways of meeting with people to get their input. Staff noted that the city can provide 24/7 access via public input sites on the computer and virtual town hall meetings with Homeowners Associations and Condo Associations. Use of public transit in a pandemic. Electric buses to be put in use. Importance of Public Art and placemaking. -20- �~ ~ ,... ,... ,... ,... ,... "11111111} ,.... ,.. ,.. ,.. ,.. ,.. -- -- ~ Introduction Public Engagement Sununa1") Homeowner Association Meetings A notice was sent to 138 Homeowner (HOA) and Condominium Associations registered in Southfield inviting them to meet with Planning team members to solicit input on the Master Plan update. On March 10 and March 24, 2021, Planning Department staff participated in two separate virtual meetings with two local HOAs: Evergreen Trails and Burgh Pointe. Staff provided an overview of the Master Plan Process, presented issues and trends, encouraged participation in the Master Plan process, and answered questions. In addition, participants were asked if they had any specific issues that they would like the City to address. Evergreen Trails 5 people participated in this session and questions focused on where to go to participate in the online survey. Burgh Pointe 12 people (all HOA Board members) participated in this session. Questions focused on medical marihuana and why it was approved in the City. Most of the participants didn't want marihuana facilities and asked how it could be stopped in the community. The majority (63%) of Southfield voters approved the use of medical marihuana in 2018 by nearly a 2:1 margin. Thus, in 2019, City Council adopted Ordinances #1678 and #1712 regulating the use of medical marihuana. The second most common question regarded local roads in the Berg Road/Civic Center Drive Area. It was the consensus of participants that Berg Road needed significant repairs. Concerns were also expressed on when it might be fixed. CCAB Visioning Session On January 14, 2020, the Southfield City Centre Advisory Board (CCAB) held a visioning session. Board members each contributed at least one idea on various projects, events, and marketing priorities for the upcoming 1-2 fiscal years. Subsequently, each member then voted on top priorities with the following results: -21- 1llli �- - Introduction Public Engagement Summary Table 1. Public Engagement Feedback from CCAB Visioning Session VOTES 14 VISION Enhance gateways 7 Capture Business Community (after 5PM and weekends) 5 Coordinate events between Parks and Rec, LTU, the Library, etc. 5 Evergreen Road Pedestrian Crosswalk 4 Building Manager Meeting Club 4 LTU Flags/Banners on Ten Mile 4 EverCentre Park 3 Eagle Scout Projects 2 Ways to Draw People to Pathways via Activities/Geocaching 2 Branding and Infrastructure 2 Food Truck Locations 2 Survey City Centre 1 Meetup.com/Walking Clubs -----I 1 1 ~ Event Marketing Fireworks and Winter Fireworks 0 Capture Transit Traffic through Signage 0 Connecting to the North via 1-696 Bridge with Art O Bike Events O Capture Young Professionals Online Engagement Public participation is a key element in the formulation of a Master Plan. Busy schedules, waning interests, and the additional challenge of social distancing and quarantine mandates resulting from the COVID-19 pandemic created hurdles regarding the collection of public comment. However, online platforms allowed the community conversations to continue despite these challenges. In addition to the several workshops and homeowners' meetings conducted by the Planning Department, the social media platform, Public Input, was key in providing meaningful interaction with Southfield's residents, business community, students, and visitors. Like the previous Master Plan update which utilized MindMixer as a similar tool, it allowed participants to contribute and interact at their leisure and at times that fit into their busy schedules. -22- �~,.. , .l , .l ,. _l '1l a J ~ l ,._l ,._l Introduction Public En~agcmcnl Sumntat') Question and Topic Formulation The Planning Department created a list of 17 topics which were rolled out over an eight-week period beginning on February 1, 2021. Planning worked with relevant City staff members to devise 3-7 questions per topic, two topics per week. A third bonus topic was added to Week 6 to obtain input on Southfield's Beech Woods Park as it coincided with the Parks and Recreation Department's Beech Woods Park Master Plan process. The Parks and Rec Department used results from the Beech Woods Park topic as part of their Virtual Open House presentation on May 11, 2021. Questions were posed in the following ways, and all results were visible to the respondent after submitting their answers: • Multiple Options: Allowed participants to choose one (or in some cases multiple) responses from a fixed set of options. • Rank Multiple Options: Participants dragged and dropped topics ir. order of personal importance. • Matrix (Likert Scale): Respondents rated questions or topics on a 5- to 7-point scale, ranging from one extreme attitude to another and typically including a moderate or neutral option. Typically, respondents were asked to rate the personal importance or receptiveness relating to various topics. • Open-Ended Comments: Nearly every topic question had an opportunity for respondents to expand upon their answers or provide altogether different answers than were presented. Comments could be added to prior responses and/or thumbs up or down reactions could be made as well. • Interactive Map Response: Areas within the City could be displayed by pin or line by the participant to illustrate comments by location. Helpful Tools • Comment Flagging: Public Input's moderation toolkit would automatically flag expletives within comments and send it to site moderators for review prior to posting. • Engagement Statistics: Periodic summaries of engagement would be emailed to site moderators. Optional Demographic & Locational Questions: Allowed aggregation of zip codes and other helpful Census information and data - optional to participants. • • Mailing List: Each topic gave an opportunity for respondents to add their email to the Master Plan updates list. Planning staff then sent notification emails regarding new topics, changes, or updates to the process or Master Plan informational website in general. -23- �Introduction Public l~ngagemcnt Summar) Tapestry of a Community Art Project Internationally renowned muralist Dr. Hubert Massey was commissioned by the Southfield City Centre and Southfield Public Arts Commission to create nine art panels, in three separate triptychs, to be located along the southbound Northwestern Highway Service Drive pathway of the City Centre Tail, adjacent to Lawrence Technological University (LTU). Two virtual town hall meetings were held (November 2020 and March 2021) to receive community input on the proposed mosaic mural. Through these virtual meetings, attendees shared their thoughts and ultimately contributed to the project's final vision. Dr. Massey's philosophy and approach to this design engaged many stakeholders and representatives of the community to ensure that the final rendering would convey historic, cultural, and future themes of the City of Southfield. Complete results of the meetings can be found in the appendices. The first panel pays respect to the ancestral, traditional, and contemporary lands of the Potawatomi (Bodewadmik) People who were one of the three tribes of Indigenous People and recognized as the "Keepers of the Fire." The Covenanter Church is represented in the second panel; the Covenanters were one of the earliest religious organizations to take direct and firm anti-slavery position. Panel three shows the farm of Mary Thompson (who descended from founding members of the community who were instrumental in the shaping of the City) as well as Red Pole Park. The fourth panel illustrates the Congregation Shaarey Zedek Synagogue, which has been named as one of the top 10 breathtaking places of worship in the United States. Lawrence Technological University is represented in panels five and six through depictions of engineering, architecture, manufacturing, bio-medical engineering, nursing, art, and design. Panel seven shows Southfield's many engineering, automotive, and design and suppliers, as well as the Southfield Town Center. The diversity of the people of Southfield is represented in the various colors of hands in several panels as well as the City's natural features. Panels eight and nine have yet to be completed. The first installations included the help of many community stakeholders and representatives on October 26 and 27, 2021. -24- �,.. ,.. ..,.. ..,.. ..,.. ~ ..,.. ,_. ~ ,._ ,_.. ,_. '1111a '1111a W. '1IIIIJ Introduction Public Engagement Summa1') Participation Results During the 8-week topic period, the Sustainable Southfield 2.0 Public Input platform generated an average of 965 responses and 68 comments by 68 participants per topic (16,406 total responses and 1,150 total comments). It appears there were 581 unique total participants. However, because anonymous participation was permitted (which is proven to improve participation rates and facilitate the candidness of responses), this number may be high if a participant answered both anonymously and with an indicated identity. This is an increase in 95 participants from the 486 individuals who participated in the prior online survey during the 2016 Master Plan update. The platform garnered a total of 2,331 views with an average of 137 views per topic. Most participants indicated a postal code of 48076 (30%). Respondents indicating a postal code within Southfield (48076, 48075, 48033, or 48034) made up 82% of all participants. Only 22. 7% of respondents chose to provide demographic information (which corresponds to Census data) pertaining to age. The highest percentage of respondents were in the 36-45, 56-65, and 66-75 age brackets (20% each) with a smaller rate of participation of younger individuals as compared to the previous Master Plan update. Even fewer respondents (11.4%) chose to provide demographic information (with categories also corresponding to Census data) pertaining to gender. Based on the data provided, the highest percentage of respondents identified as female (64%). Top Themes The top themes that became apparent over the 8-week process were: 1. 2. 3. Walkability and connectivity throughout the City (i.e., closing sidewalk gaps, sidewalk maintenance, bike paths, increased amenities such as pedestrian lighting, etc.) Street and road repair/maintenance Placemaking (favoring such ideas as open air or farmers markets and adaptive reuse of historic buildings) Other recurring comments expressed an appreciation of the Southfield Public Library (and a desire for it to have extended hours), green education, a focus on Northland Shopping Center's history as a possible part ofthe future Northland development, and the desire for additional golf amenities, as well as a splash pad at Beech Woods Recreation Center. Complete results of the Public Input participation engagement period can be found in the Appendices: Sustainable Southfield 2.0. Southfield City Centre District Survey The Planning Department, in cooperation with the City Centre Advisory Board (CCAB), also used the Public Input platform by developing a mini survey to determine communication preferences regarding the City Centre district. Feedback from the Southfield City Centre's residents, corporate entities, tenants, and employees provided insight on how the City can best communicate information and promote activities within the District. -25- 'l llllY �.• , Introduction Public Engagement Summary Over the 10-day response period in November 2021, the survey garnered 1,009 responses, plus 265 comments from 87 participants. The following are highlights collected from the survey: • • • • • • • • • • Monthly or weekly email notifications with an up-to-date event calendar on the CCAB website are preferred means of communication When thinking of the Southfield City Centre, the Southfield Public library, City Hall, LTU, walking paths, and public art are key features More restaurants/retail/entertainment options in the district (to experience after work and on weekends) are desired After work functions are preferable for engagement as a City Centre district employee 2/3 of respondents are unsure if corporate tenants are invested enough in the City Centre's efforts An overwhelming 77% of respondents indicated it is important or very important to engage young professionals or professionals with young families beyond the work week 36% of respondents walk or bike around the City Centre weekly and find the major deterrents to walking and biking around the district being mostly lack of time or long distance to destinations Additional safe and well-lit connected pathways/walkways/bike paths coupled with additional attractions (along the pathways or as a final destination) would encourage more non-motorized transit in the district 96% of respondents have never used the Southfield City Centre Bike Share System, primarily because they own and prefer their own bike and because they were not aware of the system; increasing advertising and awareness would be an improvement to the system About 1/3 of respondents anticipate working fully remotely with about 1/4 working in the office full time (S days per week). Several other commenters noted they were working hybrid or had retired during COVID -26- �--- i,_ -- --.._ ..,... ........ ,.... ,.,..... .,... ,.... ---- -- --,._ .... ...-J Introduction Public Engagement Summar) Survey for Parks and Recreation An online survey about the city's future was conducted as a part of the recent Southfield Parks and Recreation Master Plan Update and yielded relevant information for the Sustainable Southfield 2.0 Master Plan. The survey was provided electronically on the Parks and Recreation page of the City's Website, as well as at the Open House sessions and at locations throughout the City. The City advertised the survey through the City's webpage, the City's lnstagram, Facebook, Twitter, and Nextdoor accounts, notification to the neighborhoods and homeowners' associations, and email blasts from the City to all the recreation participants that had current email addresses on file with the City. With over 3,800 responses, it is estimated that just shy of 10% of the population was reached in this effort. Community engagement efforts were led by the consulting firm OHM Advisors. An aggressive campaign was implemented not only to raise project awareness, but also to encourage and highlight the importance of public input. Project outreach and updates were relayed to various stakeholder groups via email and social media. Project information was also available via the City website and social media, E-blasts, door knockers, and on-site pop-up boards located at City Hall and Beech Woods. In addition to virtual and in-person open houses and scheduled focus groups, online surveys focusing on the overall Parks and Recreation Master Plan, as well as Beech Woods Park specifically, were created and posted to the Public Input social media platform. Additionally, Week 6 of the Sustainable Southfield 2.0 Public Input survey pertaining to Healthy Living also touched on noteworthy points relating to City parks and recreational activities and programming. -27- �,. Introduction Visions Visions Sustainable Southfield Visions Develop a partnership between Southfield residents and the Southfield Police Department with the purpose of involving both parties to create solutions that address the issues that impact the local community. Protect the community by using a customer approach to delivering services for residents and other police officers. 2: Families 4: Recreation 5: Entertainment The Southfield community and police can identify, prioritize, and focus on crime prevention with both parties actively involved and working together to achieve their desired outcome, focusing on prevention, problem solving, and partnership. The prevention and reduction of crime is done by creating helpful initiatives that are based on problems the community believes are affecting it. The partnership between the community and police is vital because residents can identify problems that need to be addressed, from which the police can focus on solutions to those problems. Through this partnership, the police gain trust and confidence from the community and both parties are involved in the issues that impact their shared community. Provide events, facilities, and services that appeal to families (i.e., movies, theaters, splash pads, etc.) and people of all ages. Continuously look for new ways to improve schools through fresh and innovative ideas balanced with continuity and steadiness, mixing the old with the new. By educating youth and preparing them to become the next generation of innovators, protectors, and community stewards, school districts would build leaders who are not just visionaries, but who know how to continually raise standards, implement changes, and inspire changed behavior to achieve continuous success. Provide a comprehensive recreation network with a wide range of amenities, including a variety of sports venues and programs. Increase walkability through the development of park pathways and trails. Attract and retain young families, professionals, and older adults with quality restaurants, entertainment, housing, and recreational facilities. -28- �.,. .,. ,.. ,. ,.. ,.. ,. ,__ lntr<,duction Vi~ions Sustainable Southfield Visions 6: Housing Offer a variety of housing, mixed use, higher density, accessory dwelling units, housing for older adults, etc. to meet the needs of everyone within their budget. 7: Aging in Place Provide support services, events, housing, etc., to support older adults with an emphasis on allowing them to age in place. Increase daily physical activity opportunities at the individual, social, and organizational levels. 8: Sustainability Develop an integrated, resilient planning approach to help Southfield address climate change, climate adaptation, and equity through sustainability. 9: Equity Ensure that all people have full and equal access to opportunities that enable them to lead healthy lives. -29- �Chapter 1: Background Art Title: Tapestry of a Community by Dr. Hubert Massey �Chapter l: Background Context Chapter 1: Background Context Location The City of Southfield is located along the southern boundary of Oakland County, situated in southwest Michigan. Southfield shares a southern border with the City of Detroit and is direct neighbors with several smaller municipalities, including Oak Park, Royal Oak, Berkley, Redford Township, Beverly Hills, Franklin, Bingham Farms, and Farmington Hills. Southfield also contains Lathrup Village, an independent city, completely within its borders. Southfield covers approximately 26 square miles, and the main branch of the River Rouge runs through Southfield, although it accounts for very little net area. The city is bounded to the south by Eight Mile Road, western by Inkster Road, and east by Greenfield Road . Southfield's northern border does not follow a single road but lies approximately along Thirteen Mile Road. Map 1. Southfield location -31- �-· Chapter 1: Background Context Indigenous History The modern City of Southfield is located on the ancestral, traditional, and contemporary lands of the Potawatomi (Bodewadmik). The incorporated City of Southfield resides on land ceded in the 1827 Treaty of St. Joseph (see the highlight box to the right) which created the reservations of Tonquish (in Sections 30 and 31 of the township) and Seginsiwin (in Sections 8 and 9 of the township). It is also believed that there was probably an Indian Burial Ground in Section 11 of today's city. The Potawatomi are one of three tribes of Indigenous People who inhabited Michigan after the glaciers receded. The Potawatomi, the Odawa, and the Ojibwa were known as the "Three Fires Confederacy." The Ojibwa were the "Older brother," Keepers of the Faith or Tradition, the Odawa were the "Middle brother," Keepers of Trade, and the Potawatomi were addressed as the "Younger brother" and were recognized as the Keepers of the Fire. European explorers first encountered the three tribes in the 1600s, when the Potawatomi called themselves Neshnabek, meaning "original people." 1 According to Professor Richard Stamps, there are as many as 40 sites of collections of arrowheads and stone tools from the Archaic, Woodland, and Historic Period in what later became Southfield Township. The City of Southfield has a strong history of recognizing cultural diversity, which the City celebrates and honors. On July 30, 2018, the Southfield City Council renamed the federally recognized holiday "Columbus Day" (est. 1937) to "Indigenous Peoples Day" to be celebrated on the second Monday of October. It is the City's intent that Indigenous People's Day shall be used to reflect upon the ongoing struggles of Indigenous people on this land, and to celebrate the thriving culture and value that Indigenous nations add to our City, State, and Nation. About land acknowledgements: Acknowledgment is a simple, powerful way of showing respect and a step toward correcting the stories and practices that erase Indigenous people's history and culture and toward inviting and honoring the truth. For more information visit , ,ttP~ //usJdC.uS/,1dlVC )nd -32- UNITED STATES POTAWATAMIE TREATY �~ lrnpter City Profile Southfield Township, originally known as Ossewa Township, came into existence on July 12, 1830. The Town Hall became City Hall when Southfield was incorporated in April 1958. City officials moved to the present City Hall in 1964, which was built on land purchased at half market value from Mary Thompson, a town founder. Today, Southfield is a community that is as unique and diverse as its residents. One of the City's brand key messages is "A Place for Everyone." It is this belief that our racial and religious diversity is a strength that weaves together the cultural fabric of our community. There truly is "A Place for Everyone" in the City of Southfield where all people, from virtually all walks of life, live peacefully together within our borders. Southfield is an international city bustling with people from a rich array of cultural, racial, ethnic, and religious backgrounds, including large African American, Armenian, Chaldean, Jewish, and Russian populations. "The community's diversity is one of the many reasons my family moved to Southfield," says attorney Veronica Leonard, Southfield's Total Living Commission Chair. "My family and I really enjoy the melting pot effect in Southfield of having people of so many nationalities living happily together. You just don't see that in every community." The City of Southfield truly offers a complete living community, featuring a nationally recognized public-school system, 10 colleges and universities, almost 800 acres of park land, a beautiful public 9-hole executive golf course and numerous other recreational activities, including urban shared-use pathways. Southfield is a progressive and modern city of beautiful homes and golden skyscrapers comprised of more than 77,000 engaged residents. Centrally located in the Detroit metro area, Southfield is not only the Center of It All™ geographically, but also the business center of southeast Michigan as well. Southfield's 27 million square feet of office space and 10,000 plus businesses, including more than 100 "Fortune 500" companies, make it home to a daytime population nearing -33- J: -- Background Conte-xt �--- Chapter 1: Background Context 175,000 (pre-COVID-19 pandemic). Few other metropolitan areas can boast such a beautiful skyline, replete with high-rises located just minutes away from quaint, tree-lined neighborhoods. The City of Southfield's elected officials and administration always keep residents and their needs at the center of the decision-making process with a keen focus on every tax dollar spent. City officials are continually looking for new ways to improve the city's overall quality of life while also refining and enhancing existing community programs and services. The City of Southfield makes great effort to not only maintain clear and open lines of communication, but also to continually improve those channels. As Southfield's demographics have changed, so too has the City's approach to reaching and engaging the community. The City has grown and adapted to meet the new and ever-changing needs of the community through its boards and commissions, public meetings and "town halls," newly relaunched municipal website, and the City's evergrowing social media outreach. City leaders actively engage residents to gather input that is used to help shape policies and programs that reflect the community's vision and requisites. In response to those needs, the City of Southfield has increasingly focused on creating more reflective and inclusive community programming, in addition to a more walkable City Centre business district. Since 2016, more than two dozen new public art pieces have been installed throughout the City. -34- �haptcr 1: Bad<g1·ound RclcYant Adopted Plarn Relevant Adopted Plans The following section provides summaries of all the different existing, adopted plans that influenced the creation of the Sustainable Southfield Master Plan. Sub-area plans are explained in detail under Chapter 7: Sub-Area Plans. 2022 John Grace Revitalization Plan The former John Grace School and Community Center, located at 2130 Indian Street, is being considered for adaptive re-use for affordable senior housing. The City, in cooperation with the Planning Department and Planning Commission, is looking at the feasibility of renovating the historic building, reconfiguring the site, and making public improvements near the subject property. In early 2022, the City began considering rezoning the property as a Residential Unit Development District (RUDD) . The RUDD option amendment to the zoning ordinance was adopted on May 30, 2019, with the aim to spur innovative redevelopment of historic buildings; the John Grace site is one of several that had been designated as possible future RUDD sites within the city. John Grace I ■ John Gral'l' Rl'\it 11 li:.r11tion PIRn Arms, a multifamily development proposal by Lockwood Companies, is now in the preliminary review process and, if approved, would provide 60 affordable housing units in addition to a 0.5-1.0-acre public park and an indoor community space. Seen as a transition from the single-family neighborhoods to the north into the more intensely developed areas along Eight Mile Road and Grand River Avenue to the south, the improvements are likely to activate continued investment from the City, businesses, and neighbors. 2022 Parks and Recreation Master Plan Parks and Recreation Master Plan ,.t =·· Adopted in January of 2022, the Parks and Recreation Master Plan serves as the guide for all open space and recreation facility management in Southfield . The city contains over 780 acres of parkland, special events, and recreational programming, and miles of nature and fitness trails. The Parks and Recreation Master Plan was created to determine the needs and opportunities that exist within the City in consideration of how many people will use recreational amenities, which programs they will participate in, and what type of facilities they want and need. By understanding the existing conditions and past trends, the City can appropriate/anticipate and plan for the community and its future. As a part of the plan, each park was categorized and ranked based on its accessibility to determine areas for improvements. Additionally, school facilities, private facilities, and parks in nearby cities were evaluated -35- - �Chapter 1: Background Relevant Adopted Plans as a part of the effort. These analyses, combined with a review of recreation facilities, programming and amenities, gave the city a clear picture of where parks and rec is headed in the future . 2022 Capital Improvement Plan {CIP) Adopted in April of 2022, the Southfield Capital Improvement Plan (CIP} is the comprehensive document which outlines where and when the city is going to spend money on infrastructure improvements over the next six years. The plan covers all improvements that are major non-recurring expenditures for physical facilities, or recurring expenditures for physical items which cost over $5,000, such as equipment and vehicles or the installation of sewer and water mains. The 2022-23 CIP contains approximately $69,577,310 million in capital projects for Facilities Maintenance, Water & Sewer, and Streets & Highways alone. An additional $14,434,906 million comes from Parks & Recreation, Storm Water Management & Flood Plains, Pedestrian Enhancements, Data Management, and Equipment, for a grand total of $84,012,216 for the 2022-23 Fiscal Year Capital Expenditures. rr•pa,9d b, w.. c,1, o1 So..v-,, rlarulonO D-im.nt .... 11 , m, 2u17 Restated Development Plan and Tax Incremt•nl Financing Plan 2018 SODA Development and Tax Increment Financing {TIF) Plan Adopted in January of 2018, the Southfield Downtown Development Authority's (SODA) Downtown and Tax Increment Financing (TIF} Plan is the guide for expenditures made by the DOA over the next 26 years. The SODA is a government agency that captures tax revenue from certain areas of the city (mostly the southeast corner of the city by Northland Center) and spends that money on projects that have a direct economic benefit for the city- street beautification, parking improvements, vacant site redevelopment, assistance for interested redevelopers, and more. The SDDA's planned redevelopment of key vacant sites, such as Northland, is particularly important for the Economic development component of Sustainable Southfield. 2017 COSA Senior Needs Assessment In 2016, the Southfield Commission on Senior Adults (COSA} launched a Senior Needs Assessment as a part of the City's push to obtain AARP's "Age-Friendly City" designation. The assessment found that the three main challenges facing older adults were lack of awareness of available support programs, inadequate public transportation, and lack of affordable housing options. COSA then incorporated these findings into its -36- �Chapter 1: Background Relevant Adopted Plans application, and the city was awarded the Age-Friendly City designation in 2017. Although the designation expires in 2022, the issues contained within the initial evaluation remain relevant to Southfield today, and COSA is working to renew the city's status this upcoming year. 2016 Southfield City Centre Vision Plan Adopted in November of 2016, the Southfield City Centre Vision Plan is the guide for creating a pedestrian-friendly mixed-use development in the site at the heart of the Southfield City Centre district to help attract and retain professionals, to create and maintain a "sense of place," and to spur economic development. The City Centre site is located directly across Evergreen Road from the municipal campus, just south of the Upper Evergreen neighborhood. The plan is intended to set the vision for the development of the site by identifying market potential, providing a set of design guidelines and imperatives for development, and offering an illustrative vision of the site's full potential. SOUTHFIELD CITY CENTRE VISION & REDEVELOPMENT Pl.4N .,.,._._..e,rycenni Retail Mar1<e1 Analysis 2016 Southfield City Centre Retail Market Analysis Adopted in April of 2016, the Southfield City Centre Retail Market Analysis works in tandem with the City Centre Vision Plan. The Retail Market Analysis details which business types would be appropriate for the site and how capable the city would be of supporting such businesses-long term. Additionally, the analysis evaluates the impacts that different businesses would have on the local economy as a whole. This study finds that the proposed Southfield City Centre can support up to 183,700 square feet of additional retail and restaurant development, generating as much as $52.7 million in new sales. By 2021, a small but steady growth in the residential base and increases in household income will grow the trade area's retail demand, potentially reaching $58.5 million in consumer expenditure. ValleYWi 2014 Valley Woods Senior Campus Adopted in May of 2015, the Valley Woods Senior Campus Plan is a neighborhood plan that lays out the plan for a senior-friendly neighborhood near the intersection of Civic Center Drive and Telegraph Road. Since 1988, the City of -37- So1ttl1licl<I. ADO �Chapter l: Background Rcle\'ant Adopted Plans Southfield and the Southfield Nonprofit Housing Corporation have been buying parcels of land to the north of Civic Center Drive and west of Berg Road (immediately north of the McDonnell Tower and River Park Place Apartment complexes) for the purpose of establishing such a senior campus. The Valley Woods Plan includes several senior apartment buildings, a park, nature trails, and a wetland restoration project. Much of the Plan has now been successfully implemented, and it continues to be an important basis for informing Sustainable Southfield. 2012 Non-Motorized Pathway & Public Transit Plan Adopted in March of 2012, the Southfield Non-Motorized Pathway & Public Transit Plan describes the plan for a "multi-modal" transportation system (vehicles, pedestrian, bicyclist, and public transit) that provides access for those citizens unable or unwilling to drive, such as older adults, children, and those who do not have access to a car. One goal of the plan is to provide a high-quality system that provides safe and efficient access to all areas of the community for a wide variety of users, such as drivers, pedestrians, bicyclists, and public transit riders. Since 2012, a large portion of the plan has been implemented, but it remains an important guide for the public infrastructure portion of Sustainable Southfield. ,. so1.11~ ~ ,,cE"'1RE 91 ed ,no 1tans1t sub-~tea , soutnfte\d cit-I cenu• 1"1on-1Ao\Ot\1 "' . ,' '! -- ., • 4tti' ------- I Non-Motorized Pathway & Public Transit Plan Adopted March 19, 20U City ot Southfield. Mic:h111an -38- ��Chapter 1: Background Population and Demographic Trends Population and Demographic Trends Current Conditions Understanding demographic changes over time helps provide a better picture of what the future may hold for a community. Analyzing past and present demographic, social, and economic data may help Southfield anticipate future land use patterns and community needs. This Master Plan uses a wide range of community data as a foundation to provide guidance for both land use and development decisions. The following chapters use the most current information available, including the 2020 US Census of Population and Housing, 2019 Population Estimates, the SEMCOG 2045 Regional Development Forecast, and other local and regional information (from SEMCOG) to reflect current conditions and trends more accurately. Population Trends In 1950, Southfield Township had approximately 18,500 residents and comprised 36 square miles, containing land that is now the Cities of Southfield and Lathrup Village and the Villages of Bingham Farms, Franklin, and Beverly Hills. Between 1950 and 1960, the cities and villages in the township began incorporating during a period of rapid growth. In 1958, at the time of Southfield's incorporation, the City had approximately 29,000 residents. As a first ring suburb of Detroit, the City of Southfield experienced major growth during the auto-dominated 1960's and, by 1970, the City had grown to nearly 70,000. Southfield's population reached more than 75,000 by 1980, but growth was already slowing considerably. As of July 2021, the City of Southfield had an estimated 76,810 residents, according to the Southeastern Michigan Council of Governments (SEMCOG). This figure is up 7% from the population reported by the US Census Bureau for the year 2010 (71,739). The recently released 2045 Forecast for Southeast Michigan by SEMCOG predicts that the population will increase only slightly over the next 25 years. SEMCOG forecasts that the population will increase to approximately 83,816 by 2045, an overall increase of 9.1% from the 2021 population estimate . 2 Figure 1. Southfield Population from 1960 to 2020 and Future Projection C .2 80.000 60 .000 0000 0000 0-----...----.---------■ Oecc11ni.1C Source : SEMCOG -40- i■ SEMCOG 204S f"OltUSI �Chapter 1: Hackgrmmd Population and Demographic Trends Households The US Census Bureau defines a household as all persons inhabiting a housing unit. Households can include one or more families or one or more unrelated persons who share living quarters. The greatest change to average household size occurred between 1970 and 1980. Southfield's number of households is forecasted to remain mostly unchanged which is consistent with its population pattern. Between 2020 and 2045, the average household size is forecasted to increase from 2.28 to 2.30 persons per household. 3 Age The age distribution of the City's residents has been slowly changing. However, it's the aging of the baby-boomer generation that most significantly impacts the community's age distribution over time. This effect is seen by sharp increases in the 65+ age bracket as the baby boomer generation advances in age . However, the 25-64 population remains stable, indicating a possible influx in residents maintaining the age group of residents within the working class. Southfield already has a higher proportion of residents in the 65+ age group than Oakland County, metro Detroit (Macomb, Oakland, and Wayne Counties), and the State of Michigan. This number will only increase with time, and this must be noted as this age bracket generally requires costly public services. As this growth occurs, the City must adapt to meet their changing needs by exploring age-friendly housing options, increased recreational programs for older adults, improved public transportation options, and improvements in walkability to allow residents to age in place . "" ins of ~~s In April 2015, the American Association of Retired Persons (AARP) launched their Livability Index, a new online tool designed to help communities' better serve the nation's aging population. To create the index, the AARP Public Policy Institute surveyed 4,500 Americans 50 and older to determine the aspects of community and Community ---41- Support$ Rupect and Sod~l lnchn1on lfAllNMOllf e .U .•IRIIAi' ..... ~10----,.c.Mat:tUlfil'lflllllMIIC1 -.... - �rChapter 1: Background Population and Demographic Trends most important to them. AARP then developed several categories around those results: housing, neighborhood, transportation, environment, health, engagement, and opportunity. 4 The Livability Index score rates the overall livability of a selected neighborhood, city, county, or state on a scale from Oto 100. It is based on the average score of seven livability categories-housing, neighborhood, transportation, environment, health, engagement, and opportunity-which also range from Oto 100. AARP scores communities by comparing them to one another, so the average community gets a score of 50, while above-average communities score higher and below-average communities score lower. In 2015, Southfield's score was 49, just below the median. In 2018, Southfield's score rose to 53, above the national average, however, it has decreased slightly to 49 in 2022. Race In 2000, Southfield had a racial mix consisting of over½ of the total population being Black (54.3%), just less than ½ being white {38.9%), and the remainder being made up of other ethnicities (6.8%). Between 2000 and 2010, the number of white residents declined by 12,555 or 41%, according to the US Census Bureau. During the same period, the black population increased by about 8,000. This shift, which was a continuation of the trend from the 1990 Census, has resulted in the City's once minority black population now comprising nearly 70% of all Southfield residents. This trend is consistent with other communities across the Detroit metro area, as the suburbs of Detroit gained nearly twice as many black residents between 1990 and 2010 than any other racial or ethnic group. Between 2010 and 2019, there has been a slight decrease in white residents (6.7%), but all other numbers remain relatively consistent. Southfield continues to have one of the highest concentrations of black residents in the metro area. 5 Figure 2. Southfield Income Distribution {2019} $200 ,000 or more $150 000 to $199,999 $125,000 to S149 999 $100 ,000 to S124 999 $75 000 to $99 999 $60 000 to $74 999 $50 000 to $59,999 $45 .000 to $49,999 $40,000 to $44 999 $35,000 to $39,999 Income $30 000 to $34 999 $25 000 to $29 999 Southfield's residents are primarily middle-class. In constant dollars, the median household income increased only slightly by approximately 6% over the past two decades to $55,705. Southfield has a lower median household income than the Detroit metro area (12% lower), a trend that began in 2000 and has continued. Incomes in Southfield are approximately 30.1% lower than in Oakland County ($79,698). However, Oakland County ranks the highest in median household income statewide, followed closely by Livingston County. $20 000 to $24,999 $15,000 to $19 999 $10,000 to $14,999 Less than 5 10,000 ~000 3,000 2.000 Source: SEMCOG, 2019 -42- 1 000 0 �Chapter 1: Background Population and Demographic Trends Poverty has decreased in Southfield during the past five years, as well as in Oakland County, but increased for Metro Detroit as a whole. 6 Figure 3. Breakdown of Taxable Value {2021-2022) Tax Base Based on the adopted 2021-2022 City of Southfield Municipal Budget Executive Summary, property taxes represent 66% of General Fund Revenues. Projected taxable value, excluding capture districts (Local Development Finance Authority aka LDFA, DOA, SmartZone, Brownfield Redevelopment Authority, and Renaissance Zone), is $2,606,715,860, which represents a 1.36% increase over the 2020-21 projection. The taxable value of Commercial, Residential, Personal, and Industrial properties contributes to the City's revenue from property taxes. As seen in Figure 4, the taxable value of Commercial properties results in generating the most revenue to the City at 45% with Residential properties generating the second most at 41%. Industrial, $54,292, 1% Persona-.:l'~ - - $651,508, 12% Commercial, $2,443,156, 45% Residential, $2,280,279, 42% Source: Southfield Assessors Department Figure 4. Southfield Educational Attainment {2010 vs 2019} Education 35 A snapshot of the educational characteristics of a community is important because education levels are strongly related to economic success, particularly as Michigan and metropolitan Detroit transition from a manufacturing economy to one that is largely knowledge-based. Concentrations of educated residents attract and sustain jobs and tend to provide governments with a higher tax base. Based on 2019 data, the educational attainment of Southfield's adults is slightly higher than that of the metro area but notably lower than Oakland County, as seen in Figure 4. 92% of Southfield adults 25 years old or older have at least a high school diploma, compared to 98% in the County and 92% in the metro area. 55% of Southfield residents have a college degree, compared to 41% in the metro area and 55% in the County. 7 If Southfield can be proactive in enticing students with college degrees to remain in the City after graduation, it will see its share of high school- and college-educated residents rise, ultimately helping to preserve and strengthen its healthy economy. -43- 30 25 20 15 .'\r. ~'1~ 'N- ~~'\, ■ AC.S 2010 Source: SEMCOG, 2010, 2019 ~ ■ ACS2O19 ��Chapter 2: Key Recent Changes and Trends Local Changes Since 2016 Chapter 2: Key Recent Changes and Trends Local Changes Since 2016 Zoning Innovations PLACEMAKING AND THE ART OF MIXED USE BY SHAMIM AHMADZADEGAN Southfield has a history of innovation in zoning, especially for suburban communities located in South-East Michigan. When many other suburban communities where limiting heights of buildings to 2 or 3 stories, Southfield allowed unlimited height (provided yard requirements are satisfied) in the City Centre and created the forerunner to mixed-use zoning in its RC, Regional Center, RS, Regional Shopping, and ERO, Educational Research-Office, districts. Over the past 5 years, the City has implemented even more zoning innovations, summarized below. "In my work as a mixed-use practitioner, I'm constantly aware of the importance of the public realm in making great cities that are layered with experience. I'm talking about the plazas, courtyards, passageways, sidewalks, and parks - the in-between spaces that serve as the connective fabric weaving together the threads of a city and its people. To me, these interstitial spaces are where a city's soul lives and where social interactions reside. RUDD During research for the Gensler Experience lndex 5M, we discovered that a sense of place adds significantly to a great experience. When we work with clients on new developments, we focus on characteristics that are rooted to the place they're in. We've found that this adds authenticity and allows visitors to feel connected to where they are. Ultimately, mixed-use projects are all about porosity and connectivity, from the connection to public transportation, to different parts of the city, to all of the components in between. In May 2019, the City added the RUDD, Residential Unit Development District, to encourage and allow adaptive reuse of former school sites and grounds. The RUDD is intended to encourage the adaptive reuse and preservation of former school buildings and sites, foster green infrastructure and natural resource conservation, encourage innovation in land use planning, and provide enhanced housing, employment, traffic circulation and recreational opportunities for the residents of Southfield. ODD In April 2013, the City added the ODD, Overlay Development District (Ordinance No. 1603). The purpose of the ODD is to encourage development of those parcels of land which, because of their size, location along higher density adjoining uses, or their unique environmental features, require a more flexible development scheme . The ODD fosters creative development design, or preserve desirable natural features, significant historical landmarks and architectural features. The ODD modifies the Gensler's research examines this overlooked aspect of city-making. We identified six elements - nature, community, human scale, culture, connectivity, and art that can be blended into developments to create places with spirit and energy. When applied effectively, these elements can unlock project potential, generate higher revenues, and create more soulful spaces and, ultimately, more soulful cities." (Source: Gensler Research, Dialogue Issue 32, Dec 2021). -45- �Chapter :.e: Key Recent Changes and Trends Local Changes Since 2016 traditional form of zoning and permits variety in design, site configuration, setbacks, layout, use, and encourages efficiency in use of land and natural resources, while ensuring compatibility with surrounding land uses. In return for greater flexibility in site design requirements, ODD projects are expected to deliver exceptional quality community designs that provide above-average pedestrian amenities, incorporate creative design in the layout of buildings, and focus on pedestrian space and circulation, incorporate public art, assure compatibility with surrounding land uses and neighborhood character, and provide greater efficiency in the layout and provision of roads, utilities, and other infrastructure. Finally, ODD projects authorized under the ordinance shall provide a better and more desirable living and physical environment than what would be possible under the zoning regulations that apply to the development or traditional zoning district, while implementing the policies and objectives of the Master Plan. The ODD has been updated in 2015 (Ordinance No. 1640), 2017 (Ordinance No. 1676 and 1678), and 2021 (Ordinance No. 1738). Green Infrastructure Ordinance In June of 2017, the Southfield City Council approved a series of amendments to city Zoning that added provisions for green infrastructure. The text amendments are spread across different articles of the Zoning Ordinance and address regulations for green infrastructure and low impact development methods, as well as revise storm water management, landscape and parking standards, conditions, and general requirements. The amendments are designed to promote the use of green infrastructure and ensure the health, safety, and welfare of the community. Southfield Arts Commission The City established the Southfield Arts Commission (Ordinance No. 1630) in November 2014 to promote the public welfare and to serve the public interest, convenience, and enjoyment through the promotion of the arts in the City of Southfield . A secondary benefit was to have art function as part of placemaking to help attract and retain professionals. In April 2016, Southfield created the Public Art requirement to encourage the placement of art in the public view as part of new developments and major redevelopments. The Public Arts Commission recognizes that public art creates a unique sense of place and distinction, enjoyment, and pride for all citizens, businesses, and visitors. The goal of the Public Arts Commission is to create a stimulating environment that reflects and enhances the City's heritage, diversity and character through public artworks, integrated architecture, infrastructure, and landscape of Southfield. -46- �haph.'r 2: Key Recent Changes and Trends Regional and National Trends Regional and National Trends Pandemic Impacts Figure 5. Covid Deaths per 10,000 People Over 65 Years Old in Michigan {2021) Participation Technology In the earliest days of the pandemic when the U.S. was in full lockdown, many placemaking organizations like parks groups, libraries, and arts organizations turned to digital tools to continue reaching their communities. Webinars, virtual tours, downloadable scavenger hunts, and online public meetings exploded in popularity. There is a new focus on ensuring equity in new mobility technologies. We need to examine how governments can use better technology frameworks and public-private partnerships to put communities in the driver seat. However, digital technologies also open communities to more risk - risk of biased feedback, risk of ransomware attacks, risk of data loss, and risk of unintentional exclusion of segments of the population. As the City moves forward with digital engagement, all of these possibilities must be considered and mitigated in advance. Health Equity and Access 8 7 6 5 4 Bl 3 ■ VVh 2 1 0 No. of Comorbldities Sex Source : Parpia, Alyssa S., (2021, February 26), Racial disparities in COVID-19 mortality across Michigan, United States Figure 6. Covid Deaths per 10,000 People Under 65 Years Old in Michigan {2021) By June 2020, State of Michigan data showed that 31% of COVID-19 cases and 40% of COVID-19 deaths were among African Americans, even though this group represents about 14% of the state's population. By December 2020, the percentage of COVID-19 deaths among African Americans dropped to 26%. However, African Americans still had the highest mortality rate for COVID-19 at 221 deaths per 100,000, compared to white Michiganders, which had the second highest rate of 112 deaths per 100,000.8 By 2021, it became apparent that the pandemic was continuing to have a disproportionate impact on Black communities, as shown in Figure 5 and Figure 6. As a majority Black city, these impacts have hit particularly close to home for Southfield residents. 350 300 250 200 150 100 50 0 u11olel' No. of Comorbidities Femal Sex Source : Parpia, Alyssa S., (2021, February 26), Racial disparities in COVID -19 mortalitv across Michigan . United States -47- �Chapter 2: Key Recent Changes and Trends Regional and National Trends Street Adaptation One response to the lack of sufficient and safe public space in many cities during the pandemic was to open up streets to uses other than moving and storing cars. From open streets to street dining to more innovative approaches like Oakland's "Essential Places" program, these experiments shattered many long-standing assumptions about how street space must be allocated. One big question over a year later is whether these lighter, quicker, cheaper experiments have any staying power. The Dutch mobility firm Mobycon, introduced their "Mobility Doughnut" tool (shown right) during a breakout session at Walk/Bike/Places conference in 2021. Their tool is inspired by the economist Kate Raworth's idea of the "Doughnut Economy," which argues that rather than aiming for maximum economic growth, government policy should strive for an economy that hits a sweet spot between meeting the basic needs of every person and living within our ecological ceiling, avoiding activities that harm the planet. Likewise, the Mobility Doughnut aims to measure mobility in a way that prioritizes offering more ways to move to people who have the fewest options and promoting transportation modes that are environmentally friendly. 9 Justice, Advocacy, and Policy The pandemic magnified many of the inequities of American cities, from access to high-quality green space to traffic violence to unemployment to housing precarity, while other injustices like police violence continued almost unabated. Meanwhile, the "solutions" that cities implemented in response to the pandemic often followed these same lines of inequity as well. At the height of nationwide protests for racial justice last summer, this led some prominent Black place-makers, activists, and equity practitioners to challenge urbanists to question why they did not consider anti-Black racism as part of their professional scope, and whether quick-build urbanism can ever be equitable in the absence of long-term investment and relationship-building in marginalized communities, among other critiques. Much can be learned from the Virginia Walkable Action Institute (VWAI), which has connected justice to policy over the past year of the pandemic. The Institute is an experiential learning collaborative that brings together national and international experts with regional teams to tackle issues of transportation justice and health equity in public space. From web conferences to drones to socially distant site visits, the VWAI model was used to adapt to a year of global pandemic and civic unrest. 10 -48- �Chapter 2: Kc) Recent Changes and Trends Regional and National Trends Creative Programing As lockdowns have loosened, many placemaking organizations have found new ways to lead events and community engagement efforts safely. For example, public libraries have adapted remarkably during the pandemic to continue providing access to books, media, programming, and services. Librarians can be some of the best partners for placemakers and active transportation advocates, whether it's about developing and cross-promoting programming, working together to transform the built environment, or advocating for more walkable, bikeable, and healthy communities. Economic Opportunity One of the many lasting impacts of the pandemic is the recession it has unleashed. Not only did unemployment hit over 14% at the height of the pandemic, but more specific challenges, such as declining women's workforce participation and changes to commercial real estate may have long-lived repercussions on the way our economy works. In this context, placemaking has an important role to play. If downtowns (and commercial districts in Southfield like the City Centre and ODA) must adapt to fewer in-person offices, and neighborhoods become where people spend most of their day, municipalities and communities must adapt both places to a changing set of needs and pressures. In national studies focused on economic opportunity, three exciting recent projects showcase a range of ways that place-makers are pitching in: 1) the state of "pocket patios" along commercial corridors in Austin, Texas, 2) the new vision for Union Square in New York City, which would expand public open space by 33% and radically improve pedestrian safety on adjacent streets, and 3) the conversions of two brownfield sites, an auto repair shop and a gas station, into a restaurant and food system collaborative-all using placemaking and active transportation principles. Creative interventions like these that help small businesses adapt and become more than the sum of their parts through placemaking will only become more important as we grapple with an ongoing recession and an evolving economy. 11 -49- �Chapter 2: Key Recent Change~ and Trends Regional and National Trend~ Retail Relocations FIVE KEV EMERGING RETAIL TRENDS TO WATCH IN 2022 AND BEYOND BY CRAIG PATTERSON As we look ahead to a post-pandemic future, there's one market segment that's currently ripe for redevelopment and transformation: the traditional retail mall. With the massive transformation of real estate spurred by the pandemic, retail centers will emerge as one of the most valuable asset classes in a post-pandemic landscape, as building owners, investors, and developers look to reposition these aging, vacant, or underutilized properties - converting them into vibrant, mixed-use developments that will unlock latent value and meet consumers' rapidly changing demands. CBRE (the world's largest commercial real estate services and investment firm) research predicts up to a 20% reduction in total U.S. retail real estate inventory by 2025, which will be largely triggered by large-scale adaptive reuse and conversion, particularly among malls that have been the most impacted by declining categories such as department stores and apparel. According to CBRE, "Malls will require a strategic evaluation of the highest and best use of the underlying land and demand drivers for adaptive reuse and conversion." The City sees a triple bottom line - with environmental, social, and economic benefits - in transforming existing retail centers into multi-use environments. First, the environmental benefits are clear: In the U.S., the building industry accounts for 49% of total energy consumption. One of the crucial ways to reduce carbon impact is to reuse existing building stock and thereby limit embodied carbon - the CO2 emissions associated with a building's creation. The low-rise nature of these centers also makes them perfect candidates for net-zero energy systems. Low window-wall ratio and large expanses of roof can make for an ideal canvas for energy savings and production. The "1) Customers value inclusivity and sustainability: To be seen as valuing employees and being sustainable, it's not enough for retailers to put an "our people are our top priority" or "we're green" label on their websites. Consumers are increasingly concerned about social justice and climate change, and they're willing to change their loyalties to brands that are more in sync with their values. They want to see retailers take meaningful steps such as protecting mental health, hiring diverse employees, carbon labelling, comprehensive recycling, sourcing products ethically and fairly. 2) Adding value in the supply chain: Retailers depend on supply chains, and technology offers several ways to add greater value. While some innovations still seem futuristic, like using drones or autonomous robots for last-mile delivery, automation is clearly here to stay. Sobeys uses automated warehouse processes to power their successful Voila delivery service. 3) Omnichannel transforms every stage of the retail experience: Why is it so important for retailers to build their omnichannel abilities? Omnichannel lets retailers meet consumer needs along every possible channel - in-store, online, or a mix of the two. Research shows a strong link between opening physical stores and increased traffic to online stores. In addition, as shoppers embrace shopping on social platforms such as Facebook and lnstagram, retailers can use omnichannel to reach new markets. 4) Engaging customers with experiential retail: Another important trend that's linked to omnichannel is experiential retail. With stores open again, consumers don't just want to shop, they want an engaging, personalized experience. As customers travel through a store, omnichannel lets them use their smartphones to access product information, sign up for exclusive events, even order customized products for speedy delivery. 5) Technology helps staff deliver the competitive edge: Experiential retail also highlights the ways that staff are a key competitive advantage. Whether customers are shopping in person or online, interactions with skilled and knowledgeable staff are essential. With technology, retail staff can access optimized data to deliver more personalized experiences." (Source: September 6, 2021, Retail Insider) -50- �Chapter 2: Key Recent Changes and Trends Regional and National Trends economic benefits are also self-evident: In addition to curbing emissions, repositioning existing structures can reduce energy consumption and curb construction and demolition waste, leading to large financial savings. And then there are the cultural and social benefits of adaptive reuse. In suburban areas, former malls have an opportunity to provide an alternate to the cen t ral business district, providing flexible workspace environments much closer to our homes. At the height of its potential, a retail center can transform into a town center, providing cultural, civic, or other diverse entities that may be missing. In urban environments, many large, single-use assets provide unique opportunities to invigorate historic icons for the next generation.12 Missing Middle Housing "Missing Middle Housing" is a term that encompasses all the housing types that residents want to live in but do not currently exist in a community, usually because they are not provided for the zoning ordinance and/or master plan . Common missing middle housing types in older Michigan communities, which typically have a high number of single-family homes, include duplexes, fourplexes, cottage courts, second-floor apartments above commercial businesses, and multiplexes. These types of housing are generally compatible with the character of existing single-family residential neighborhoods and can work to support walkability, provide locally serving retail, and improve access to public transportation options. They can also provide a range of affordability to address the discrepancy between the cost of available housing stock and the prices people can afford . As such, many municipalities are filling in the missing middle portions of their zoning codes by creating new residential or mixed-use zoning districts that provide for one or more of these missing middle types by-right. 13 Elimination of Single-Family Exclusive Zone California recently eliminated exclusive single-family zoning with the passing of "the California Housing Opportunity and More Efficiency (HOME) Act, which "facilitates the process for homeowners to build a duplex or split their current residential lot, expanding housing options for people of all incomes that will create more opportunities for homeowners to add units on their existing properties." 14 Accessory Dwelling Units Accessory dwelling units (ADUs), also known as granny flats, mother-in-law apartments, or carriage houses, are housing units that are constructed on the same parcel as an existing primary residence, such as a single-family home. ADUs might be in an accessory building, such as a converted garage or new construction, or attached to the primary residence, such as a converted living space, attached garage, or an addition. At the height of the suburbanization, communities favored low-density development defined -51- �Chapter 2: Key Recent Changes and Trends Regional and National Trends by large-lot single-family homes and ADUs, that were once a common amenity, were excluded from zoning codes. However, growing demand for affordable housing, combined with limited land, has led to changing attitudes about the use and development of ADUs. Municipalities have consistently found that ADUs are a cheap, easy way to increase the number of housing options while also meeting the needs of older adults, empty-nesters, and young working professionals, many of whom are priced out of traditional homeownership. They also provide rental income for homeowners, giving people a way to "cash in" on the equity of their home without having to sell it. AD Us are also one of the most affordable options for both individuals and cities (if offered financial assistance) because they are often simple conversions, do not require the purchase of new land, and are on lots that are already services by utilities. 15 Tiny Homes Tiny homes are related to ADUs but may or may not be an ADU themselves. Tiny homes are houses that are 600 square feet or less, although some are as small as 250 square feet. They can occupy a lot all by themselves or be on a lot with an existing home (which would make them an ADU), and they may be connected to municipal energy and water or be off-the-grid. Tiny homes are made out a variety of materials - wood, metal panels, former shipping containers - and are often movable by trailer hitch, although some are permanent fixtures. Remote Office Work The COVID-19 pandemic and State of Michigan mandates changed the office work environment overnight in March 2020. In May of 2021, employers are now contemplating bringing employees back, albeit slowly, to the workforce for in-person work because the State of Michigan and the CDC will no longer need to require remote work for most employee's due to higher levels of those getting the COVID19 vaccines. Further, companies are responding to employee concerns and comments regarding hybrid "3-2-r work schedules (in office and work from home options) that allow for a greater work-life balance. The 3-2-2 schedule balance traditional and remote work, where employees work for three days in office, two days remote, and two days off. Employers are also embracing digital nomads: a person who earns a living working online in various locations of their choosing (rather than a fixed business location). FROM SHE-SESSION TO SHE-RECOVERY: RISING FROM THE PANDEMIC KIM LESSLEY "From the start of the global pandemic, it was apparent that the economic fallout affected women more than men. It was initially dubbed the 'shecession' because so many aspects of the economic crisis fell disproportionately on women. Women had higher job losses, lower wages, and increased responsibilities juggling careers with children's education. During the so-called 'she-cession', all of the responsibilities from three normally separate areas of our lives - workplace, home, and school converged within our own four walls, and it was a struggle for many. The global pandemic touched all of our lives in different ways. For some, it's an ongoing inconvenience. For others, it was a life-changing shift that has set their lives on a new course. While many women are embarking on new entrepreneurial ventures, others are considering re-entering the corporate world. As we move forward with the 'she-covery', businesses need to step up to support current and future employees and their families to create a better employee experience." (SAP, July 29, 2021) -52- �Chapter 2: Kt•y Recent Changes and Trends Regional and National Trends Hotels and Short-Term Rentals The hospitality industry is changing faster than ever. Today's travelers have a myriad of options for accommodations; besides traditional hotels, they can choose between vacation rentals, hostels, serviced apartments, treehouses, and even underwater hotels. As people travel more frequently and for longer durations - and as platforms like Airbnb allow any accommodation provider to reach a large audience online - the characteristics of accommodations themselves are changing. In addition to forward-thinking hotel tech, we're seeing changes to the workforce and work culture, shifting guest preferences, and an increased focus on eco-friendliness. A focus on environmental sustainability isn't new, but the degree to which guests expect (and prefer) eco-friendly products and services is. Simply suggesting that guests reuse towels for an extra day isn't enough; today's traveler wants to stay at hotels that have integrated green practices in all aspects of their business. From physical changes to hotel buildings, like the addition of solar panels, to menus with more vegetarian and vegan choices, it's evident that these environmentally friendly trends are here to stay. Also, travelers are seeking new experiences, whether through wellness, outdoor activities, gastronomy, or a specific interest like sports or music. They're traveling solo, with a group, or on business, and they might learn about a destination or travel brand via social media, rather than traditional marketing channels. Today's traveler has an open mind, choosing funky motels or glamping over standard hotels and even visiting emerging destinations before they've popped up on the tourism radar. Based on these trends, it will be a lot less "big box" and a lot more "out of the box." Hotel design trends show a focus on art, community, and uniqueness. Guests crave design that echoes the destination's character, whether with local art or the architecture itself. In some hotels, the space itself is what drives uniqueness, with creative lobby ideas or public areas that showcase nature. 16 Other trends in the hotel industry include: • • • Hotel loan default rates continue to increase, and many hotels will be sold not as an ongoing business but for the value of the real estate Developers are not building new hotels and won't be for the foreseeable future Some hotels will not survive post-pandemic, and many may be targeted for apartment redevelopment projects -53- �......... Chapter 2: Key R~ccnt Changes and Trends Re~ional and National Trends New Industrial Businesses While other industries are seeing major disruptions, the industrial sector has been growing since the onset of the pandemic. Although industrial facilities have seen recent supply chain disruptions, the following trends persist: • • • • Self-storage is red hot; rents, valuations soar as sector keeps growing The industrial sector is booming due to the demand for logistics and distribution; vacancy rates are very low, and developers are scrambling to find good sites (developers are trying to find any sites with industrial zoning or sites that can be rezoned to industrial) Amazon fulfillment centers are selling for huge prices on the investment market Logistics is still the hottest category of industrial real estate 17 . ~z ·s~~i~i~\,~,sri:4~1ffi~·1d/ ~1?,·~; :?~~-~ . t \._r~;-~-~-; _...,.~-<t:·.1;.,.:·-·:-~•\ti, ◄. "(~~J,.~ -54- �Chapter 2: Key Recent Changes and Tr<.·nds Regional and National Trends US Inflation Rate Rises The annual inflation rate in the US accelerated to 9.1% in June of 2022, the highest since November of 1981, from 8.6% in May and above market forecasts of 8.8%. Energy prices rose 41.6%, the most since April 1980, boosted by gasoline (59.9%, the largest increase since March 1980), fuel oil (98.5%), electricity (13.7%, the largest increase since April 2006), and natural gas (38.4%, the largest increase since October 2005). Food costs surged 10.4%, the most since February 1981, with food at home jumping 12.2%, the most since April 1979. Prices also increased significantly for shelter (5.6%, the most since February 1991). 18 The Great Resignation and Quiet Quitting The Great Resignation is an ongoing economic trend in which have voluntarily resigned from their jobs in great numbers, beginning in early 2021. Possible causes include wage stagnation amid rising cost of living, long-lasting job dissatisfaction, safety concerns of the COVID-19 pandemic, and the desire to work for companies with better remote-working policies. People are switching jobs and industries, moving from traditional to nontraditional roles, retiring early, or starting their own businesses. They are taking a time-out to tend to their personal lives or embarking on new personal or professional journeys. 19 Rethinking the Public Rights-of-Way Recent developments, including the COVID-19 pandemic, increased demand for micromobility solutions to rethink the design and planning of public rights-of-way. Today, sidewalks and pathways are not only used by pedestrians, but they also accommodate scooter riders, skateboarders, autonomous delivery vehicles and even outdoor dining. In particular, bike sharing and e-bikes have seen a steep rise in demand since the onset of the COVID-19 Pandemic. Due to multiple users, functions and purposes, there is increasing need to review policies and regulations of these traditional pedestrian pathways. 20 -55- �~ �Chapter 3: Healthy Living Introduction Chapter 3: Healthy Living Introduction The physical design of our City affects our health every time we step out our front doors. Sometimes making healthy choices is not easy. Being physically active is hard if you do not have access to sidewalks or parks and eating right is hard if healthy foods are not available. Our health is affected by the physical design of our community. This following chapter discusses how planning and designing communities with health in mind can lead to improved community health, wellness, and quality of life. A popular definition of health comes from the World Health Organization . They define health as the state of complete physical, mental, and social well-being, and not merely the absence of disease or infirmity. This means that health is more than being free of disease or not feeling sick - it is also a state of physical, mental, and social well-being. This state can bring about such feelings as happiness, contentment, and security. Major factors that determine health are: • • • Family Health History: Many people have a family health history of some chronic diseases (like cancer, coronary heart disease, and diabetes) and health conditions (like high blood pressure). People who have a close family member with a chronic disease may have a higher risk for developing that disease than those without such a family member. Behaviors/Lifestyles: We all make choices that affect our health. Some people choose to eat healthy, get regular physical activity and maintain a healthy weight; they don't smoke or put themselves at risk for injury or catching a disease. Environment: The environment can directly influence our health, such as when we are exposed to pollution or injured due to environmental hazards, and it also influences our behavior and lifestyle. Behaviors and lifestyle choices are in part, shaped by the environment where people are born, grow, live, work, worship, and age and the health systems available to them. The term "environment" can include the social, cultural, political, natural, and built environments. These environments can affect physical and mental health. The fabric of a community and the community pool of human resources available to it are often called "social capital." This term refers to the individual and communal time and energy available for such things as community improvement, social networking, civic engagement, personal recreation, and other activities that create social bonds between individuals and groups. Such activities and bonds can affect mental and physical health. Background & History Racial Disparities in Health Southfield, like many other southeast Michigan communities with diverse populations, has a history of racial discrimination which continues to create disparities in health today. As of 2016, Southfield still had a worse than average black infant mortality rate. 21 As such, achieving health -57- �I_ Chapter :J: Healthy Living Background & Histo11 equity is one of the key goals that the City continues to strive for in 2022. The Robert Wood Johnson Foundation provided the following definition of health equity: "Health equity means that everyone has a fair and jr,st opportunity to be as healthy as possible This requires removing obstacles to health such as poverty, discrimination, and their consequences, including powerlessness and lack of access to good jobs with fair pay, quality education and housing, safe environments, and health care." Foundation staff members put forth these four key steps to achieve health equity: 1. Identify important health disparities. Many disparities in health are rooted in inequities in the opportunities and resources needed to be as healthy as possible. The determinants of health include living and working conditions, education, income, neighborhood characteristic, social inclusion, and medical care. An increase in opportunities to be healthier will benefit everyone but more focus should be placed on groups that have been excluded or marginalized in the past. 2. Change and implement policies, laws, systems, environments, and practices to reduce inequities in the opportunities and resources needed to be as healthy as possible. Eliminate the unfair individual and institutional social conditions that give rise to the inequities. 3. Evaluate and monitor efforts using short- and long-term measures as it may take decades or generations to reduce some health disparities. In order not to underestimate the size of the gap between advantaged and disadvantaged, disadvantaged groups should not be compared to the general population but to advantaged groups. 4. Reassess process strategies and outcomes/plan next steps. Actively engage those most affected by disparities in the identification, design, implementation, and evaluation of promising solutions. -58- �Cha1>tcr :i: Healthy Living Current Conditions Current Conditions Environmental Conditions Green and Open Space Like many legacy cities in southeast Michigan, Southfield's natural environment faces challenges due to the city's history of industrialization. Southfield is largely built-up, having been developed as a bedroom suburb for Detroit, and is constrained in its ability to provide open space - there are no massive tracts of undeveloped land that can be set-aside as future preserves or parks, so the city must make do with what it has. Additionally, many parking lots and developments were built without sustainability in mind and now negatively impact air and water quality, as well as the mental experience of passerby. As such, as the city squeezes more trees and gardens in where it can, improving the environmental conditions for humans and other animals in the city remains an uphill battle. However, Southfield has been routinely restoring wetlands when possible, including the wet prairie Lincoln Woods, and continues to protect the mature trees that remain in Carpenter Lake Nature Preserve, Bauervic Woods Park, and Valley Woods Nature Preserve. The City now regulated tree removals as well, in an effort to protect and increase the trees throughout the city and maintain them as an amenity that provides shade, water and air purification, and aesthetic improvements. For more information on the natural environment, please see the summary of the Parks and Recreation Master Plan in Chapter 7: Sub-Area Plans. -59- �Chapter :-J: Healthy U\'ing Current ('onditions Map 2. Southfield Parks and Nature Areas r:::::J .25 mile Radius c::J .5 mile Radius -60- 1.5 mile Radius �Chapter a: Healthy Living Current Conditions Climate The climate of Southfield and southeast Michigan is influenced by its location within significant storm tracks, the overall influence of the Great Lakes, and the urban "heat island" of metro Detroit. The most pronounced lake effect is in cloud cover. Southfield averages 176 sunny days per year. The US average is 205 sunny days. Most winter storms originate to the northwest throughout Michigan except in metro Detroit where much of the heaviest precipitation comes from southwest winds. According to US Climate Data, the summer high is around 83.6 in July, and the winter low in January is 17.3. The growing season averages 180 days, with the last frost date in early May and a first frost date in late October. The snow average is 35.2 inches a year, and the rain average is 33.5 inches per year. Together, the snowy and rainy climate makes it difficult for many residents to engage in a healthy lifestyle for much of the year, which is a major consideration for the city when planning the recreation and transportation networks. In addition to Michigan's baseline cloudy and snowy climate, climate change is already having noticeable health impacts as temperatures rise, leading to more dangerously hot days, and pollution increases, affecting those with lung conditions. The impacts of climate change on agriculture (e.g., early frosts that kill crops) and the natural environment also affect individual health by lowering the amount of green space available to combat the negative effects of a warming world - unmitigated habitat loss creates a vicious cycle of more and more heating. How we design our communities may also determine how well we cope with climate change in the future. People are exposed to climate change through changing weather patterns (for example, more intense and frequent extreme events) and indirectly through changes in water, air, food quality and quantity, ecosystems, agriculture, and economy. At this early stage the effects of climate change are small but are expected to steadily increase in all countries and regions. Because automobile emissions account for 26% of U.S. greenhouse gas emissions (a contributor to climate change), healthy community design elements may help slow down the effects of climate change by providing alternatives to driving cars such as walking, biking and public transit. As cities grow larger, they may experience stronger and longer heat waves because of the urban heat island effect. Two factors create the urban heat island effect: the loss of trees and vegetative cover to development (since tree canopy and plantings function to cool cities and waterways by shading surfaces, buildings, and waterways, deflecting solar radiation and transpiring water back to the atmosphere) and the construction of dark surfaces (especially pavement and rooftops) that absorb heat and re-radiate that heat. -61- �lChapter :1: Healthy Lidng Current Conditions Community design elements that may help lessen the urban heat island effect, in addition to providing air and water quality benefits described above, include: • • • • Creating parks, green rooftop parks, gardens, and green spaces Promoting green infrastructure stormwater management techniques in site design, including the trees, green roofs, permeable pavements, and other plantings that filter water and reduce heat island effects Making building energy-efficient Minimizing the use of dark surfaces that absorb heat and re-radiate that heat during the evenings, when the cities would otherwise cool down For a further discussion of climate change and its relationship to flooding and stormwater, please see Chapter 8: Public Infrastructure. Brownfield Contamination In addition to limited remaining green spaces, Southfield faces another challenge due to the city's history of development: brownfield contamination. Brownfield properties are those where redevelopment or reuse of the property may be difficult because of the presence or perception of contamination - decommissioned gas stations or industrial facilities are prime examples. If mismanaged, these properties can threaten the health of residents and the environment by releasing toxic contamination into the air, water, or soil, that will require extensive cleanup. However, when managed properly, these properties can be cleaned and turn into an asset for the community; the reuse of brownfield protects the environment and health of residents, as well as revitalizes communities by turning vacant property into economic opportunity, reusing existing infrastructure, and minimizing urban sprawl. Lear Headquarters 36.4 acres - Base Year: 2005 Comau Southfield 9.2 acres - Base Year: 2008 Central Park Place 8.2 acres - Base Year: 2009 Durr Headquarters 14.4 acres - Base Year: 2014 Southfield Park Plaza 9.4 acres - Base Year: 2015 Southfield has been proactively managing the city's brownfield sites for years to ensure they are property re-used Centex/Spring Haven to support healthy living and a strong economy. The Southfield Brownfield Redevelopment Authority (SBRA) was 38.9 acres - Base Year: 2006 created on August 20, 2001, under the authority of Public Act 381 of 1996, the Brownfield Redevelopment 25110/25250 Evergreen Financing Act. Per Act 381, the City Council designated the board of the Southfield Local Development Financing 2.3 acres - Base Year: 2010 Authority as the board of the SBRA. The purpose of the SBRA is to promote the revitalization, redevelopment, Figure 7. Brownfield Sites in and reuse of certain contaminated, blighted, or obsolete properties primarily using tax increment financing. As 22 Southfield of 2021, Southfield had seven ongoing brownfield redevelopment projects. Waterways Southfield is home to both a Branch of the Rouge River and numerous related streams and creeks. Most of the city's waterways are heavily urbanized and not yet safe for swimming or fish consumption, but a few residents do occasionally use the surface waters as a source of recreation (kayaking, canoeing, birdwatching, etc.). -62- �-= "= ... .:f =>J ~ ,. ~ ~ :.i: :.5 -= ..::. ::: ,I ~ ~ ~ ~ -- ... :i: = -,,t ::::: II ~ ;.... .,,, . ~ -s~ . :::s • • . ... • II: 0 v-, -~ • '~ ~ 0 ~ QJ ..... ~ ~ I ("() \.0 I I I ""'Q.0 ~ .• ) I .... ~ .,,. r ,½~ ,, I I ~ : - ~ J "" ) ~ I - ,.. ...I ./ l J @ ---- �Chapter :i: l lealthy Li\'in~ Current Conditions Individual Health There are many individual obstacles that people face to becoming healthy, whether those are disabilities, long-term health conditions, or other factors that affect their daily life. The City of Southfield can help people with individual health obstacles achieve a healthy lifestyle through inclusive programming and public space design and accommodating all people - regardless of their health status - is one of the main goals of the 2022 Parks and Recreation Plan and is heavily incorporated in Sustainable Southfield. Disability As of 2019, 12.9% of Southfield residents under the age of 65 were living with a mental or physical disability that affected their daily life. Combined with residents over 65 who have age-related disabilities, this means that thousands of Southfield residents have individual challenges that make pushing healthy living uniquely difficult. In total, Southfield has approximately 13,000 residents living with a disability, over half of whom have a disability that affects their day-to-day mobility. Accommodating populations with disabilities is necessary to attract potential residents and retain existing residents by improving everyone's quality of life. 23 Other Conditions Southfield also has a high number of residents with pre-existing conditions or diseases with long-lasting impacts that affect one's ability to stay healthy. As of 2018, Oakland County had higher rates of cancer and critical care hospital admissions than the state of Michigan as a whole, and 24.7% of all deaths were caused by heart disease, compared to 23.1% statewide. However, despite the high cancer rates in Oakland County, it remains one of the less significant causes of death in the county, meaning that more people require treatment but more people also recover. 24 Healthy Food Access When residents live in a place where healthy foods are not accessible and affordable, it is especially difficult for them to practice healthy living. Studies have found that low-income and underserved communities often have limited access to stores that sell healthy food, especially highquality fruits and vegetables. The U.S. Department of Agriculture's Food Desert Locator gives a spatial overview of low-income neighborhoods with high concentrations of people who are far from a grocery store. The tool reveals that the southwest corner of Southfield is considered a partial food desert because a significant number of residents are more than 0.5 miles from a store that sells healthy food .25 Good nutrition is vital to good health and disease prevention. But it's hard for people to eat their fruits and vegetables (and to stay away from too much junk food) if they don't have access to fruits and vegetables. In one study of 50,000 neighborhood blocks in Detroit, researchers found that 92% of food retailers were comprised of "fringe food outlets" such as liquor stores and fast-food restaurants, while only 8% were grocery stores of any size. Access to affordable and healthy food is a part of healthy community design, and Southfield has many opportunities to improve through a variety of local regulations and programs. -64- �C.lrnptcr ;3: Healthy Lh-ing Current Conditions Diversity and Inclusion Part of leading a healthy lifestyle is having a healthy mind - less stressors means that people are more able to concentrate on bettering their own individual health and helping the natural environment. Stress can also have adverse cardiovascular effects and negatively affect long-term health . One part of lowering mental stress is creating an environment where everyone is comfortable to be themselves, regardless of their ethnicity, religion, age, income, family living situation, disability status, appearance, or anything else that makes them unique. Encouraging and fostering inclusion lowers individual stress, in turn giving people the freedom to fully pursue healthy living. The City of Southfield is a progressive community that is a welcoming, livable, sustainable, vibrant, walkable, and inclusive city that provides equal opportunities to all individuals. The City of Southfield has long been an integrated community that is welcoming to people of all ages, races, religions, and socio-economic backgrounds. To that end, Southfield was the first city in the State of Michigan to partner with residents and other community stakeholders to create the Dr. Martin Luther King, Jr. Task Force to address and embrace the City's changing demographics. The Task Force and the City work collectively together to help facilitate inclusion and integration peacefully and constructively. Southfield was also the first city in the state to hold a Dr. King peace walk or march to celebrate the legacy of not only Dr. King, but Southfield's own diversity and inclusion. The first Dr. Martin Luther King, Jr. Peace Walk took place on January 20, 1986, commemorating the first national observance of Dr. King's birthday. The Task Force and Walk both continue to grow and scope each year, now with year-long educational and community outreach activities, many especially geared towards youth . In addition, Southfield has a significant orthodox Jewish community located in the City. We want to be cognizant of the fact that every Saturday (Friday sundown to Saturday sundown) is the day of rest for the Jewish Community and that they are unable to participate in City sponsored events. LTU Summer Camp: Introduction to Landscape Architecture In the summer of 2022, the City of Southfield Planning Department partnered with the Michigan chapter of the American Society of Landscape Architects (ASLA) and Lawrence Technological University (LTU) to host an Introduction to Landscape Architecture Summer Camp for high school students. The goal of the three-day camp was to expose a diverse population of high school students to the field of Landscape Architecture. Student participants attended from 7 various high schools located in southeast Michigan and were grouped into two teams in order to work together on the concept design of a hypothetical teen park component. Throughout the three days, students had the opportunity to learn from industry experts by attending presentations, visit project sites for design inspiration, and create a conceptual design with hands-on tools. The camp concluded with the students presenting their final design concepts to their peers and instructors. The overall experience was extremely successful, and the City hopes to continue conducting summer camps in the future. -65- ��~~ ...... ,,,....~~ Chapter :J: Healthy Lhing Recent Programs and lnitiathes Recent Programs and Initiatives Southfield Peace Poles and Walk In October 2020, the City celebrated the installation of three "peace polls," set in a landscaped garden to the north of the entrance to City Hall. The poles declare "May Peace Prevail on Earth" in 24 world languages, including sign language and braille. With a theme of sustainability, the poles represent global peace through the May Peace Prevail on Earth International and Amigos de la Paz (friends of peace) nonprofit organizations. The City of Southfield also created the Total Living Commission (TLC) to analyze and address overall quality of life issue in Southfield and successful integration. The Commission regularly makes recommendations to Council on matters from legislative policy to new city programs and initiatives. One such program recently developed by TLC was the Southfield Ambassadors and the Southfield Spirit Fest parade and celebration of Southfield's diversity. 20 Minutes of Heart Healthy Activity Recently, the American Heart Association found that just 20-minutes of physical activity was associated with lower rates of incident cardiovascular diseases. The greatest cardiovascular risk reduction was observed for those over 70 who were getting more than 20 minutes per day of physical activity. 26 To help reduce cardiovascular disease in the community, the City of Southfield has been promoting 20-minutes of daily heart healthy activity. One major effort has been the opening of the Civic Center atrium to the public for indoor walking - anyone is welcome year-round to come inside and walk the atrium loop, and informational signs calculating the number of laps equaling one mile have been posted throughout. 2021 All-America City Award (AAC) Competition Equity is the fabric that allows communities to achieve broad-based economic prosperity and other goals. Resilience enables communities to face challenging times by not only preserving what makes their community great but adapting and growing stronger. Inclusive civic engagement is a key ingredient in communities that have these two qualities. The need for equity and resilience became more obvious in 2020, as communities have dealt with a global pandemic and racial bias incidents in law enforcement. Those communities with more equity and resilience have been more successful in combating the pandemic and making the needed changes to improve the racial equity of law enforcement and other city services. -67- 3: ~ ~ c» n CD 1 Di -0 -■ :::s rn m �Chapter :J: Healthy Living Recent Programs and lnitiath·c~ The All-America City Award not only recognizes strong civic capital, it also honors the progress and innovation demonstrated through the crosssector partnerships in three project examples. It recognizes a community's courage to recognize its challenges, along with commitment to face those challenges with the same spirit exhibited in the highlighted projects. It's about moving forward and getting the hard work done collaboratively, innovatively, inclusively and with maximum civic engagement. • The City of Southfield was selected (March 2021) as a national finalist for the 2021 All-America City Award (AAC). The 20 national finalists represent the diversity of American communities from the largest cities to the smallest towns, from east to west and north to south. • The award, given to 10 communities each year since 1949, celebrates and recognizes villages, towns, cities, counties, tribes, and regions that engage residents in innovative, inclusive, and effective efforts to tackle critical challenges. Unfortunately, Southfield was not one of the top 10 finalists for the National Civic League's 72 nd annual All-America City Awards (AAC) . However, the City of Southfield's Kimmie Horne Jazz Festival entry won the Cultural Entertainment Showcase award. Diversity and Inclusion Initiatives As a community with a majority African American population, Southfield residents and officials have been particularly touched and impacted by the historic and recent acts of police brutality and racial injustice. In response to the most recent national tragedy of the murder of George Floyd, the city installed new Black Lives Matter and Southfield Strong banners. The banner installation was just one of the city's responses to the tragedy. • Southfield Unity Day- Kneel to Heal, June 14, 2020: At this event attendees formed a symbolic human chain of unity and kneeled for eight minutes and forty-two seconds to honor the life of George Floyd. • Black Men Unite Peaceful Protest- June 28, 2020: The march was designed to unite Black men while protesting police brutality and racial injustice. The event also included a voter registration drive and 2020 Census encouragement. • "Our Sorrow and Determination for a More Equal and Just Society" Joint Resolution: The Southfield City Council and Mayor adopted this joint resolution to show solidarity with efforts to root out systemic racism. The city also continues to support training, policies and practices for police officers that de-escalate tense situations and avoid the use of deadly force. • Southfield Police Department Duty to Intervene Policy: A new policy amendment was adopted that requires every sworn employee present at any scene to stop another sworn employee when force is being inappropriately applied or is no longer required. -68- �,,.... ,... ~ Chapter :3: lkalt.hy Living Recent Programs and Initiatives • My Brother's Keeper (MBK): The Southfield Chapter of MBK hosts monthly meetings featuring different guest speakers, in addition to other activities, events and field trips to mentor Southfield's young men of color. • International Peace Poles Installation & Dedication - November 6, 2020: The city held a dedication ceremony for the installation of new International Peace Poles. • Juneteenth - June 15-22, 2022: The City of Southfield recognized Juneteenth (officially Juneteenth National Independence Day and also known as Jubilee Day, Emancipation Day, Freedom Day, and Black Independence Day) with a week-long series of events and activities to highlight the celebration of African American history and culture. Events included a free outdoor jazz and blues concert, a dance performance, book displays in the Southfield Public Library, art exhibitions, and a walk led by Southfield Mayor Kenson Siver. The week culminated in a celebration on the Municipal Campus front lawn which included appearances by Black Cowboy LC. Caldwell, the Tuskegee Airmen, reenactments by actors dressed as famous Africari Americans throughout history, a drumming workshop, more dance performances, music, children's activities, games, crafts, and food trucks. -69- �Chapter 3: Healthy Li\'iug Recent Programs and Inilialin?s Best Cities for Black Women Black women serve a critical role in the American economy, contributing $3.8 billion to the GDP annually. Often the breadwinners for their families, they have the highest labor force participation rate for women and make up 21% of all women -owned businesses. Even with these significant contributions, Black women live at the intersection of multiple barriers and experience the compounded effects of racial and gender bias. This combination results in low-wage jobs and a significant wealth gap: Black women who work full-time, year-round earn 62 cents for every one dollar that white men earn working full-time, year-round. When posed that question, Dr. Lori Martin, a professor of African and African American studies and sociology at Louisiana State University, had this to say: "A livable place for Black women is safe, and for women with children, it is home to schools where all students have access to an excellent education. It would also be diverse, with a visible and thriving black community, including black businesses." ~ While the socioeconomic realities of our current time touch all corners of the country, there are pockets of the U.S. where the wealth gap narrows, and Black women have more opportunities. MoneyGeek ranked 200 cities with populations greater than 65,000 from the best to the worst for Black women . The ranking includes analysis of income, poverty rate, homeownership, educational attainment, and health insurance gaps between Black women and the entire population nationally and locally. The size of the local Black population and the cost of crime in the area was included in the ranking to reflect the presence of Black community and safety, respectively. 27 Southfield was ranked the best city for black women in the U.S. with a score of 100! -70- ,, �-, Chapter :3: l·lcalth) Lh·ing Recent Programs and lnitiatiYcs AARP Designation Process The Southfield Commission on Senior Adults (COSA), established in 1987, is the primary community-led voice for these matters. Consisting of local older adults and City liaisons, this commission identifies Senior Adult issues in the community and works closely with City Departments to solve them. Current demographic trends show that Southfield is an aging community. Because of growth, it is important for the City to review all its resources and protocols to ensure that older adults are effectively cared for and have excellent livability as they take up a greater proportion of the population. Matters related to Senior Adult livability include: • • • • • Housing (adequate facilities and number of units) Transportation (access to bus routes and other forms of transit) The public realm (addressing sidewalk gaps and universal accessibility) Social inclusion Health services One of COSA's primary goals is to maintain the city's "Age-Friendly Community" designation from the AARP, which was received in 2017. The initial Action Plan authored by COSA five years ago included several surveys which gathered important information, as well as an inventory of current senior-related assets. The Planning Department sends a liaison to COSA meetings and is involved with the Commission as they develop their report. Many of COSA's goals and action plans for their Housing, Transportation, and Outdoor Spaces and Buildings domains overlap with ongoing Planning Department objectives, and Planning continues to help them implement these goals and objectives today. Currently, the Planning Department is working with the Transpcrtation domain to identify high-priority bus stops that currently lack amenities to provide better accessibility, as well as a bench and trash receptacle. The Planning Department also works to help and data to COSA for their reports, as requested, and will continue to assist them as they work towards renewing the Age-Friendly designation. -71- �., Chapter :J: Healthy Living Key Trends & Challcnge8 Key Trends & Challenges Pandemic Impacts on Health The year 2020 had many unique and unprecedented challenges due to the COVID-19 pandemic. This pandemic not only posed threats to Michigan's entire population, but particularly to marginalized communities, including people of color. Since the beginning of the pandemic, racial and ethnic minority populations have experienced a disproportionate impact, both in terms of morbidity and mortality as well as economic harm. African Americans still had the highest mortality rate for COVID-19 at 221 deaths per 100,000, compared to white Michiganders, which had the second highest rate of 112 deaths per 100,000. 28 As a majority Black city, these impacts have hit particularly close to home for Southfield residents. Mixed Use Parks, green spaces and public places for leisure and social activities and communities that are mixed-use, which means a mix of housing, civic uses, and commercial uses, including retail, restaurants, and offices. Mixed use allows a community member to work closer to where they live, thus reducing their amount of commuting time and increasing their time for leisure and social activities. Finding a good home in a safe neighborhood, that's convenient to jobs, good schools, and other daily needs, can be difficult. Usually, neighborhoods with lots of amenities are more expensive because more people want to live there. People who work in these neighborhoods, but can't afford to live there, may have to live far away in areas that are not safe. Workers like police officers, firefighters, and teachers who contribute so much to a community may have to sacrifice safety and convenience for affordability. Healthy community design principles support social equity by promoting: • • • Communities where people of all abilities and ages can move about their community for all their needs, and should they choose, remain in their community all their lives. Diverse housing options and price levels so that all persons regardless of income can live in the same community where they work, play and worship. Neighborhoods clustered around one or more well-defined neighborhood centers that support jobs of all types and skills, commercial activity, and a range of amenities. Creating safe and comfortable streets and sidewalks helps encourage community members to incorporate physical activity into their daily routine by biking and walking. Less people using cars also translates into better air quality and lower heat levels, making it easier to safely pursue outdoor exercise and activity. These improvements, combined with adequate housing, make it a no-brainer for people to get out and enjoy their community while pursuing individual health. For more detail on the trend toward 20-minute (mixed use) neighborhoods and the trend toward increasing housing options, please see Chapter 4: Housing and Residential Character below. -72- �~ ~ ·-~ Chapter :1: HcaltJ1y Living Key Findings Key Findings Strengths and Opportunities Robust Programing Residents in Southfield have access to many healthcare resources and programs, either provided locally, regionally, or through non-profit or medical providers. The City of Southfield partners with Providence Hospital (PH), American Cancer Society (ACS), American Heart Association (AHA), Lawrence Technological University (LTU), the City Centre Advisory Board (CCAB) and other health agencies and local businesses to promote and support annual Healthy Initiatives. Additionally, St. John Providence Community Health offers a variety of programs designed to improve healthy living, such as the Infant Mortality Project. Weaknesses and Threats High Number of Uninsured Residents Despite the many healthcare programs available, Southfield still has a significant number of uninsured and underinsured individuals -without insurance, residents cannot take advantage of many of the programs that may improve their individual health. This is not just a problem for Southfield, but for all the municipalities and counties in the Detroit metro area; estimates for the city of Detroit alone are that 200,000 individuals are uninsured. Some programs do provide services for the uninsured, such as St. John's Ryan White Program (provides services to uninsured HIV patients who need early intervention, diagnosis, and treatment) and Health Care for the Uninsured Program (provides primary care services for those 19 to 64 years of age, up to 200% of poverty). Even with the implementation of the Affordable Care Act, there is still a need to assist Southfield's residents in finding an insurance package that works for them. Service Gaps Most Southfield residents live within walking distance of some sort of medical office, hospital, urgent care, or other similar facility. However, some areas of the city, such as the neighborhood along Inkster Road, still have less access than others. The City does not currently understand all the medical service gaps that exist because of geography, and how those gaps may correlate with different health outcomes. A community health assessment could remedy this lack of knowledge and help the city better plan for new health care facilities in the future. -73- ~ ::.-, �Chapter :1: Healthy Li\'ing Goals, OhjcctiYcs, and Strategics Goals, Objectives, and Strategies Goals o o o o o o o o Eliminate local food deserts Reduce city' obesity rates and encourage healthy food choices, especially among children Promote alternative modes of mobility with a focus on active transportation and micro-mobility Work toward improved mental health outcomes for the community Promote active living by making it safer to walk or bike to daily activities like shopping, work, school, and recreation Build a more equitable community where the health and well-being of all people is supported, regardless of age, ethnicity, national origin, or disability status Engage in outreach that targets minorities and under-represented groups in community meetings, land use and planning commission, and hiring decisions Promote and encourage individual and communal time and energy available for such things as community improvement, social networking, civic engagement, personal recreation, and other activities that create social bonds between individuals and groups Objectives and Strategies o o o o o o o o o o o o Promote educational programs for healthy living Promote exercise programs Promote and provide more public sports events and programs Promote public and semi-public exercise facilities (outdoor and indoor) Identify locations for and construct community gardens Create provisions that allow for more flexible placement of community gardens throughout the city Adopt zoning policies and regulations that promote and support urban agriculture activities Revisit and update internal hiring diversity policy Provide technical assistance and outreach efforts that increase equal access to land use resources and economic development tools Promote greater equality of access to minority business development and support land use and zoning that increases goods and services in resource poor neighborhoods Hold annual bike-the-town events to encourage people to get comfortable with and excited about cycling Revise the city's Public Engagement Plan to incorporate more innovative and inclusive engagement methods that are shown to be effective in reaching under-served populations -74- �: Housin �Chapter 4: Housing and Residential Character Introduction Chapter 4: Housing and Residential Character Introduction About As a first ring suburb of Detroit, the City of Southfield is characterized by singlefamily homes on large lots and luxury apartments, as well as an aging population. The city's residential character has been defined by its history as an automotive-oriented patchwork of suburban developments, and this layout continues to shape the residential offerings through the city today. Southfield's housing values are generally hover around $100,000 to $200,000 for a twobedroom detached home property values, reflecting both market potential and the negative price spillovers resulting from the city's proximity to Detroit. Detroit's underfunded public educational system, above average crime rates and poverty rates, shrinking employment opportunities, and low housing values all impact the prices of new and existing homes in Southfield . According to the Southfield Assessor, housing values have steadily increased following the post-recession low of 2013 . The 2022 Residential Assessed Values ($2,114,241,840) have increased roughly 6.78 percent above the 2008 high ($1,980,028,850), recovering 55% between 2018 through 2022 over the last 5 years. The recovery has remained steady from year to year, and we have been witnessing a sellers' market with low supply, where residential values have increased an average 11% per year since 2018. Like many other legacy communities in southeast Michigan, Southfield's housing needs Map 4. Sketch Map of 1870s Southfield Township are also being affected by national demographic shifts. Aging Baby Boomers were at their peak family size and peak income between 1990-2010 29 but now nuclear family unit is a minority throughout America. About 25% of new households prefer condos and urban townhomes, and most young adults and older adults prefer living in walkable neighborhoods that are sustainably designed, characterized by diverse land uses, and have a broad array of civic amenities. In 2019, the number of residents over 65 grew by 20.7%, faster than the overall rate of 18.9% in southeast Michigan. By 2030, the number of Americans over 65 number could rise to 500 million, 30 and the City of Southfield's housing needs will be impacted by this demographic shift. -76- �-, Chapter 4: Housing and Residential Character Hackground & History Background & History History of Development Before incorporating as a City, Southfield Township began seeing the effects of the suburban housing boom almost immediately after the end of World War II. Southfield issued only 147 building permits in 1944, but the number nearly tripled to 405 in 1945 and continues to rise into the 1950s. In 1953 the Lathrup Townsite in the northern part of the township incorporated as Lathrup Village, which stands to this day as a separate municipality from Southfield proper. Northland Center opened in 1954, further stimulating building and construction throughout the township. Despite the township still be relatively rural in the early 1950s, Southfield officials recognized that careful planning was needed to manage future growth. In 1958 the unincorporated township (minus Lathrup Village, Franklin, and Bingham Farms) successfully voted to incorporated as a city, improving the ability of the local government to plan and provide for residential development. Around the same time, the Wayne County Road Commission initiated plans to turn Southfield Road into an expressway to handle the increased traffic at Northland and to a new Ford Motor Company office. Southfield's suburban growth continued throughout the second half of the twentieth century, with the population doubling from 1960 to 1970, making it Michigan's fastest growing city in that decade. Between 1958 and 1967, 8,300 single-family homes were built in the city, nearly 1,500 of those in 1965 alone. 31 Today, many of these older homes remain throughout the city, creating a distinctive character throughout the city's residential neighborhoods. -77- �Chapter 4: Housing and Residential Character Background & History National Historic Register of Places - The Plumbrooke Estates Neighborhood In November 1960, the City of Southfield approved the Plumbrooke Estates subdivision and the first homes opened in May 1961, with prices between $23,900 and $26,000. These homes were unique in terms of their design and character, which had a cohesive mid-century style. Today, the neighborhood still has moderate lot sizes, curved streets, mature trees, and attractive green spaces, as well as a variety of popular mid-century house styles, including Colonial Revival, Ranches, and Contemporary. The houses share similar materials and features across styles, such as stacked bond brick masonry, wide overhanging eaves, and large windows. The quality of the houses and distinctive design of the neighborhood led to Plumbrooke Estates being added to the National Register of Historic Places in 2019, to be preserved as a cultural heritage site for future generations. 32 National Historic Register of Places - The Northland Gardens Neighborhood Between 1956 and 1976, several developers built out the Northland Gardens neighborhood, located in the southeast corner of the City just north of Eight Mile Road. Nearly all homes in the neighborhood are ranch style, and most are unaltered from their original state except for repainting or minor repairs. Although the homes were all built at a similar time, each one is unique because of features like porches, breezeways, garages, awnings, and other architectural details. Most homes in Northland Gardens have brick or other masonry facades, occasionally incorporating wood siding on garage doors or under roof gables. The overall cohesiveness but individual variety of the houses in Northland Gardens led to it being National Register of Historic Places in 2020, alongside Plumbrooke Estates. 33 -78- �Chapter 4: Housing and Residential C'haracter Current Conditions Current Conditions This chapter provides background information on housing in Southfield and some comparisons with historical data and the region. The evaluation serves as a basis for the future land use plan strategies regarding housing and public improvements to support the needs of residents. Figure 8. Southfield Residential Permits, 1995-2021 350 150 SOURCES: The most recent census data in this chapter is from the Census 100 Bureau's 2019 American Community Survey {ACS) 5-year estimates. 2020 and 2021 census data were not used because they are not necessarily an accurate reflection of changes in housing characteristics due to the COVJD-19 pandemic's drastic and unpredictable impacts on housing. -e- Net Total 300 Planning for housing is critical because nearly 60% of land in the City is devoted to residential uses. Additionally, people seeking a place to live or deciding whether to stay in a community base their decisions in part on the 1 community s housing characteristics, such as home values and affordability. -e-s Year Average 250 200 so 0 LI') -50 en en ...-i Housing Units ,-.... en en ...-i en en en ...-i ...-i 0 0 N m 0 0 LI') ,-.... 0 0 0 0 N N N en m ...-i 0 ...-i 0 0 ...-i ...-i Ll'I,-.... ...-i en ...-i N 0 0 0 0 0 ...-i NNNNNNN Source: US Census Bureau ACS According to the Census Bureau, a housing unit may be a house, apartment, mobile home, group of rooms, or single room that is intended for occupancy by families or individuals who live separately from other families or individuals in the building and have direct access from outside the building or through a 11 common hall. A "family is a group of related individuals, which may or may not include up to 5 unrelated individuals, that live in the same unit. The number of new construction housing units in Southfield has been drastically decreasing since 1995, while population and household growth have decreased only slightly. Figure 8 shows the annual net number of residential building permits steeply decreased by 277 permits from 1995 to 2010, rose again briefly in 2010 and 2017, and then dropped off in 2018. Since 2018, the number of new permits has been steadily increasing, a trend in part owed to the recent redevelopment of older homes and buildings into new housing units. Figure 9 shows that the number of housing units has been rising steadily since 1990, a trend indicative of increased multi-unit development, which only requires one permit for multiple housing units. -79- Figure 9. Southfield Housing Units & Occupancy, 1990-2019 -e- Occupied Units 40,000 38,000 36,000 34,000 32,000 30,000 28,000 - - -Total Units .~ 37626 35054 35698 - 36257 ■ 1990 2000 2010 2014 Source : US Census Bureau ACS 37411 ■ 2019 �-- - Chapter 4: Housing and Residential Character Current Conditions Occupancy Housing occupancy is the percentage of total housing units that are occupied at any given time. Occupancy can be an indicator of housing stability, with high occupancy generally indicating a stable or growing residential housing market. Because Southfield has had little change population or the total number of households over the last decade, as well as a shrinking average household size, demand for housing overall has been on a slight decline. However, Figure 9 depicts a slight uptick in occupied housing units since 2010. This change is reflected in the occupancy rate, which increased from 87% in 2010 to 93.1% in 2019, as shown in Figure 10. Over the same period, Oakland County also experienced a similar increase in occupancy from 91.5% to 93.4%. Residential construction has been relatively responsive to recent population trends. The net number of residential building permits issued in Southfield peaked in 1998 and has generally been declining since, mirroring the City's population change. Figure 10. Regional Occupancy Rate, 1990-2019 Southfield 100.0% 94.9% -a- Oakland Co. 95.8% 95.0% 90.0% 85.0% 87.0% 80.0% 75.0% 1990 2000 2010 2014 2019 Source: US Census Bureau ACS The occupancy percentage of apartment in Southfield is high with the average occupancy per apartment complex being 97.3% occupied (2.7% average vacancy). The lowest occupancy/highest vacancy rate of all the apartments in Southfield is 38% and this equates to 184 vacant units of 298 total units being currently available for rent. This building is skewing the numbers by a whole percentage point for total City apartment unit vacancy. The vacancy rate fluctuates each month as leases expire but the total current number of vacant apartment units (as of November 2021) in the City of Southfield is 404 units. This is an apartment vacancy rate for the City of Southfield of approximately 3.3%. If this high vacancy building was not included the lowest occupancy rate would be 88% and this equates to 47 units vacant of 381 total units and Southfield's occupancy rate would be 98.3% (vacancy of 1.7%). The current state of the City of Southfield's apartment market has approximately 12,120 total apartment units, not including senior/assisted living. -80- �Chapter 4: Housing and Residential Character Current Conditions Certain neighborhoods have more vacant housing units than others. These neighborhoods may face challenges like a housing stock in various states of repair and low interest in homes relative to home prices. Identifying the location of those neighborhoods helps in addressing their issues and reducing vacancies. The areas with highest vacancies can be seen in Map 5. These areas are generally within the Regal Towers Apartment complex near Franklin and Eleven Mile Roads, in Section 34 bounded by Eight Mile, Lahser, Evergreen, and Nine Mile Roads, just east of Inkster Road between Ten and Eleven Mile Roads, the south half of Section 15, and around the Southfield DDA district. Map 5. Southfield Vacancy Rates, 2014-2019 7... ..,.. . . u"(+/-J4l z.u, (+/• 2A"J Vacancy Rate % of Housi ng Units that are Vacant o.n (+/· 0.a,ij 0.4% - 5% '----' 'C 1."'(+/- 3,q 4.S"f+/· S-"') U" (+/· J.nl Source: US Census Bureau ACS -81- 5.01% - 10% 10.01% · 15.6% (+/- Margin of Error) �Chaplet· 4: Housing and Residential Character Current Conditions Home Ownership Home ownership is the single largest factor in the generation of wealth for individuals and families, especially low-income families (HUD, 2004). Like occupancy rates, the percentage of owner-occupied housing units can be an indicator of housing stability. In 2019, approximately 46% of Southfield residents owned their residence while approximately 54% rented, and the home ownership rate has been declining slightly over the last decade. As Figure 11 shows, home ownership rates are significantly lower in Southfield than in Oakland County, which can be attributed in part to the City's large proportion of multiple-family residential units, particularly apartments. Home ownership is declining most likely due to rising housing costs (noted below) and decreasing median household incomes. While many people are happy with their ownership arrangement, a notable segment of Americans want the opposite of what they currently have. More than 8 in 10 Michigan homeowners are content with their housing situation, but only 5.7 in 10 renters are satisfied with their current housing. 34 In a 2017 survey conducted by the Pew Research Center, 72% of renters said they would like to own a home at some point. 35 However, researchers also estimate that around 17-20% of people want to rent rather than own for a variety of reasons - more flexibility, less maintenance, and a lesser need for space are just a few of those reported. 36 Figure 11. Regional Home Ownership Rate, 1990-2019 Southfield Oakland Co. 100.0% 90.0% 80.0% 72.7% 74.7'7o 53.9'7o 54.1% · -- 71.4% -- - 70.0% --- 71.7% 70.0% 60.0% 50.0% 40.0% 53.5% 48.6% 45.6% 30.0% 20.0% 10.0% .-- 0.0% 1990 2000 2010 Source : US Census Bureau ACS -82- 2014 2019 ~- �--, Chapter 4: Housing and Residential Character Current Conditions Certain neighborhoods in Southfield are experiencing lower homeownership rates than others. These areas are generally less stable because the residents can more easily move out of the neighborhood. Many of these neighborhoods have high numbers of multiple-family units. These areas are highlighted in Map 6 and include the areas around Northland, northeast of the Telegraph/1-696 interchange; along Shiawassee east of Beech; between Telegraph and Lahser; the City Centre; and along 1-696 on the City's eastern edge. Map 6. Homeownership Rates by Neighborhood, 2014-2019 &.nt 1.0% (+/-4.1") '-~, ~ W .11'Mff11Rd - Homeownership Rate "\ % Owner-Occupied Housing Units C7 n.n (+/· 7.4") Source: US Census Bureau ACS -83- 3.2% - 41% w 41.01% · 64% - 64.01% - 100% (+/- Margin of Error) �Chapter 4: Housing and Residential Character Current Conditions Housing Costs Figure 12. Southfield Median Housing Values, 1990-2019 The cost of housing, combined with income and the cost of transportation, determines housing affordability. Over the last five years owner-occupied housing has been getting more expensive in Southfield, after previously seeing a drop-off in 2010 following the Foreclosure Crisis. According to the US Census Bureau, the median value of owner-occupied homes in Southfield was $171,900 in 2019, up dramatically from $114,100 in 2014. The overall rising cost of housing, depicted in Figure 12, makes it difficult for potential home buyers to enter the housing market. However, the recent rise in occupancy rates since 2010 as noted above may hint that the rise in housing prices be in part due to rising demand . $200,000 $171,900 $155,400 $150,000 $100,000 $114,100 $114,700 $50,000 Value $0 Housing values were on a steady rise from 2014 to 2019, but experienced a dramatic jump with the onset of the COVID-19 pandemic. Despite a decline in overall inventory, homes throughout Michigan are selling for higher prices than ever. 37 In 2014, most homes in Southfield were valued around $50,000 to $199,000. But by 2019, home values had risen so quickly that most homes were valued around $100,000 to $299,000, with a median value of $171,900, as shown in Figure 13. Today, the median listing price is estimated to be even higher at $225,500. 38 Since 2010, this is a notable change in distribution when values were much more evenly distributed. r 1990 2000 2010 2014 2019 Sources: US Census Bureau ACS, SEMCOG Figure 13. Southfield Housing Values, 2014 vs 2019 $1,000,000 or more $500,000 to $999,999 i :■ $300,000 to $499,999 $200,000 to $299,999 $150,000 to $199,999 $100,000 to $149,999 $50,000 to $99,999 Less than $50,000 0 1,000 2019 Source : US Census Bureau ACS -84- 2,000 ■ 2014 3,000 4,000 5,000 �Chapter 4: Housing and Residential Character Cur.r ent Conditions Rent Southfield has a large supply of rental housing, particularly when compared with the Metro Detroit area. Figure 14 shows that in 2019, rental housing comprised approximately 54% of Southfield's occupied housing units, compared to just 28% in Oakland County and 30% in the metro area . Further, the share of rental housing in Southfield increased from 2014 while only minimally increasing in the County and decreasing in the metro area. As the share of rental units increases, a higher percentage of households are impacted by rental rates. In 2019, median gross rents for Southfield residents were significantly higher than for residents in Oakland County in every rent bracket except $1,000 to $1,499 per month. The median gross rent Southfield residents paid in 2019 was $1,133, compared to only $1,104 in the County and $962 in the metro area. Figure 15 shows the distribution of gross rent paid by residents of Southfield compared to those of Oakland County and the metro area. Southfield households pays higher rents than in the County and metro area. The average low rent per unit for an apartment building in Southfield is $1,049 per unit. The average high rent per unit for an apartment building is 1,271. The lowest rent commanded in the apartment market in Southfield is $554 per month and is for a 490 square foot studio apartment in McDonnell Towers. The highest rent commanded in the City of Southfield's apartment market is $3,200 per month and is for a four-bedroom, 1,711 square foot room in Arbor Lofts. The average rent per square foot of living space in the City of Southfield is $1.29 and the median is $1.19. This rent is being asked for by The Park at Trowbridge which has an exceptionally high vacancy rate, the highest vacancy rate in the City. The lowest rental rate per square foot of living area is $0.68 per square foot. This rent is being asked for by The Oxley Apartments and they have a 100% occupancy rate. Today, the apartment market in Southfield is strong and supply is low and unable to keep up with demand. Figure 14. Regional Residential Rental Share, 2014 vs 2019 60.0% 54.4% 51.4% 50.0% 40.0% 30.0% 20.0% 10.0% 0.0% 2014 o Southfield 2019 ■ Metro Detroit Source: US Census Bureau ACS Figure 15. Regional Gross Rent, 2019 50.0% 45.0% 40.0% 35.0% 30.0% 25.0% 20.0% 15.0% 10.0% 5.0% 0.0% Southfield <:::,<:::, ~ r..t:i ;s- P>°' ~ ot:i ~ 'J>y "" ...,e <:::,c::, t:i'V <:::>c::, t:i'? ~ ?>°' ~ o~ ~ <;:,c::, t:i<-5 ?>°' ~ ot:i ~ ~ otj ~ c::,<::S t:i">-' ?>°' 0~e ~ I'...">-' 0~~ 0-.,, c~ ~c::, ~ Source : US Census Bureau ACS -85- ■ Oakland Co. <;:,c::, <, t:i">-' ■ Oakland ■ Metro Detroit �Chapter 4: Housing and Residential Character Current Conditions Household Income Figure 16. Regional Rent as a Percentage of Household Income, 2019 As noted in Chapter 2: Key Recent Changes and Trends, the median household income declined slightly between 2000 and 2010 and was lower than that of Oakland County for the entire period . When combined with increasing rents, Southfield renters should be spending a higher portion of their income on rent which is reflected accordingly. As Figure 16 shows, the portion of income spent on rent is generally comparable in Southfield and in the County, except for those at the very far ends of the spectrum. The largest discrepancy occurs in the 35% or more category, where more Southfield residents are putting a larger amount of the monthly income toward rent than Oakland County residents. This may be related to the poverty rate in Southfield, which is higher than in the rest of the County. ■ 50.0% ~ Southfield ■ Oakland Co . 40.0% cu 1: 30.0% cu !0 20.0% ~ 10.0% 0.0% Less than 15.0 Housing Types 15.0 to 20.0 to 25 .0 to 30.0 to 35 .0 or 19.9 24.9 29 .9 34.9 more % of Household Income Source : US Census Bureau ACS Single-family detached residences comprise the largest share of residential housing in Southfield. In 2019, these types of housing structures comprised nearly 50% of all residences. The next most prevalent housing type was multiple-family structures with 20 or more units, which comprised almost a quarter of the housing stock. However, relative to the surrounding County and metro area, detached single-family residential homes comprised a lower portion of Southfield's total housing units, as shown in Figure 17. According to the 2019 American Community Survey, Southfield has an approximate 22% lower share of single-family residential units and a much larger share of multiple-family residential units compared to Oakland County and metro Detroit. In particular, the share of large (i.e., containing 20 or more units) multi-family structures in Southfield are about 4 times that of the County or metro area . Many of these structures are apartment and condominium towers. The presence of apartment buildings helps explain the city's high residential rental share (noted above) and reemphasizes the impact that higher rents have on -86- Figure 17. Regional Residential Housing Distribution, 2019 Boat, RV, van, etc. I Mobile home 20 or more units • cu 10 to 19 units a. 5 to 9 units ~ .2 ::> ■ Metro Detroit ■ Oakland Co. Southfield 3 or 4 units 2 units 1-unit, attached 1-unit, detached 0% 10% 20% 30% 40% 50% 60% 70% 80% % of Housing Units Source : US Census Bureau ACS �C'haJ)tcr 4: Housing and Residential Clrnrackr Current Conditions Southfield's large rental population. The acres of land devoted to multiplefamily residences can be a deceiving statistic, as residential densities can vary widely within the multiple-family designation. Figure 18. Year Built, Southfield Residential Structures, 2019 11,337 9,985 12,000 ~ ::, 10,000 Ill Housing Unit Age Southfield has a diverse mix of housing that has been developed over the course of its history and the City's residential architecture reflects the historical growth of the community. In the early 1950s, prior to the City's incorporation, the Township of Southfield was home to approximately 19,000 residents, jumping to 75,000 residents by the end of the 1970s. This explosive growth is reflected in the age of Southfield's housing stock. As Figure 18 shows, the greatest share of existing housing units was constructed from 1960-1979. Afterward, as the population growth flattened, the share of new structures decreased. Only about 14% of Southfield homes were built after 1990. Because Southfield is largely built out, the annual number of new structures can be expected to remain low as new development will primarily consist of redevelopment of existing land. Over time, as newer structures replace older ones and as residential densities increase, the share of newer housing units will begin to increase. As the housing stock continues to age, efforts to preserve and rehabilitate existing units will be critical in preserving property values and maintaining a high quality of life for Southfield's residents. Resident Length of Stay ....u ::, .... 6,732 8,000 ~ 2,234 11 13,440 6,000 V, 0 4,000 2,000 l,~ 2 ■ 0 ~ IV .c E ::, z 1 1,:;0803 "'°' . ~ o,'>9 o,<-;9 o,v ,2' o,, ~e ~ ~e 90 o,'>5 !'\..~ ~f P> c:::,"Y'? e~!'\.. c:::,<:S ~ ~ ~ ~ ~ ~ ~ ~ ~ ,c,.,O ,c,.,O ,c,.,O ,c,.,O ,c,.,O ,c,.,O ,c,.,O ,c,.,O <:J.''>-~ ~~ ~~ 9.,~ ?,~ ~~ ~~ ,c,.,O ~ -~ o,'69 o,°'?, 208 0 n~ ~ -~ {') -~ {') {') -~ -~ ~ -~ ~ ,,c:s ,,~ -~ -~ <o" q;,v q;,v <o" <o" <o" <o" q;,v "\,c:::, $' <o Year Built Source: US Census Bureau ACS Figure 19. Year Householder Moved In, pre-1989 to 2019 25,000 20,495 Ill °8 .c 20,000 IV Ill g 15,000 - 13,197 14,881 ::c The length of time a person lives in a home is a measure of a community's stability. In 2019, 79% of Southfield residents had moved into their home in 2000 or later, as shown in Figure 19. This trend can be explained by Southfield's major shift in racial composition around 1990, during which many residents moved out of and into the city, and the city's high number of renters, who move more often than homeowners. As new housing construction slows and prices rise, relocation options may be limited, and householders can be expected to remain in their homes for longer durations in the future. ~ 10,000 .c IV § z 9,076 5,948 7,637 5,000 0 1989 or 1990 to 2000 to 2010 to 2015 to 2017 or earlier 1999 2009 2014 2016 later Year Household Moved Into Unit Source: US Census Bureau ACS -87- I J �Chapter 4: Housing and Residential Character Current Housing Progra1ns Current Housing Programs Ongoing Housing Programs Housing Choice Voucher Program (Section 8) The U.S. Department of Housing and Urban Development (HUD) provides funding for its Housing Choice Voucher (HCV) Program, formerly known as Section 8. The HCV Program subsidizes rent for income-qualified individuals through the Southfield Housing Commission. As a tenantbased program, the Voucher holder is subsidized - not the rental unit. The Program is often referred to as "Finders Keepers" because the family must locate a unit that meets Housing Quality Standards (HQS) established by HUD. Community Development Block Grant (CDBG) The City of Southfield receives CDBG funds annually from the U.S. Department of Housing and Urban Development (HUD). Fund allocations are based on development of viable urban communities by providing proper housing and a suitable living environment and by expanding economic opportunities, principally for persons of low and moderate income. The CDBG program allows the City of Southfield to develop and implement activities and projects that are uniquely suited and beneficial to Southfield residents within the framework of federal guidelines. As required by the Department of Housing and Urban Development (HUD), each activity funded with CDBG monies must meet one of the three national objectives: 1. Benefit persons of low and moderate income (see Map 7 on the proceeding page for City-wide eligible areas) 2. Aid in the prevention or elimination of slums or blight; and/or 3. Resolve an urgent need or serious and immediate threat to health and welfare of the community where other financial resources are not available. The City of Southfield's CDBG HUD Entitlement of $411,507 for Fiscal Year 21-22 (July 1, 2021 to June 30, 2022) is allocated to the following programs, as shown in Table 2. CDBG Funds Expenditures. -88- �Chapter 4: Housing and Residential Character Current 1-lom,ing Programs Table 2 . CDBG Funds Expenditures . . Descnpt1on Program CDBG Program Administration - Fair House --- ---HAVEN ..----- - - ---------- --- ------ Administrative costs for running the CDBG program. Expenditures include wages, supplies, legal notices, etc. Promotes equal and fair housing through the Fair Housing Center of Metropolitan Detroit Provides services related to domestic violence d d Amount Expen e Amount All d ocate $85,291 $3,746 $1,955 $1,955 $1,500 $1,500 $1,500 South Oakland Shelter (Lighthouse) Provides services to residents for counseling, emergency shelter, food distribution, housing assistance, and support $1,500 Southfield Youth Assistance (SYA) Provides low-income youth scholarship funds for skill-building education, recreational programs, camps, etc. $18,665 $8,854 Emergency Relief Fund (ERF) Provides interim care to low/moderate income residents to prevent evictions, utility shut offs, and pay for food, medication, etc. Provides funds to low/moderate income homeowners to repair their homes. Typical improvements include roofs, furnaces, and sewer connections $19,190 $0 ~~ ~ Southfield Home Improvement Program (SHIP)- home repair program Entitlement funds: $81,670 ' Entitlement funds: $62,194 Program income funds: $160,023 Program income funds: $32,072 Rebuilding Together Aids low/moderate income families with home improvements $29,040 $5,000 CHORE Program Provides assistance to low/moderate income older adults with funds for minor home repair ----Provides affordable public transportation to senior adult residents Provides funds to eliminate blight through code enforcement. $145,130 $104,116 $24,630 $24,630 $29,040 ----$666,647 $29,040 $379,258.61 - _L_ Transportation of Southfield Seniors --~ Blight Code Enforcement Total -- - -- ' --- - --- -· - -- - ---- -- _.._ _ _ .__ ----- --- - - -89- _.. --• -- -- -- l 1 �Chapter 4: Housing and Residential Character Current Housing Programs Map 7. CDBG Low-Mod Eligible Areas 5 2 2 \:- 160 3 160 3 66 .88% •_ _ _161 2 1603 CJ Ccmus Tnca 3 C=:J Census Block Cf-cups 2 HUD Low to Mod Pct 2 61 .u• Block Groups r---.__-1611 _ _ _.... 55.36% Sl .48 ~ L--Mod Pct > 51 ~ 615 3 2 2 2 3 161 1619 I 0 0 2 69.83% I 0.]5 1Wes I I I I I 05 162'1 2 :.owe.. HUD ~ -90- Lew.-~._ O-, i.u.4- !011.l!OIS AC:. �Chapter 4: Housing and Residential Character Current Housing Programs The Southfield Home Improvement Program (SHIP) SHIP is a low-interest loan program for income qualified homeowners, funded through the Community Development Block Grant (CDBG) Program. The focus of the program concentrates on maintenance of the existing structure as it relates to health and safety issues and minimum housing standards. The City pays for the repair and the cost of the repair is established as a lien on the house, which is then repaid to the city at the time the house is sold. Typical types of improvements include roofs, windows, doors, siding, insulation, heating, electrical, and plumbing repairs. The City of Southfield also participates in efforts to reduce lead-based paint hazards but does not participate in remodeling or updating for cosmetic purposes, nor constructing additions or new structures. CHORE The City of Southfield's CHORE program has been helping older adults maintain their homes since its inception in 1983. Funded through the Community Development Block Grant (CDBG), CHORE provides an annual spending account for each income qualified senior adult household to be used for labor associated with lawn care, snow removal, window and gutter cleaning, minor plumbing, furnace, and electrical repairs. However, the CDBG funding for the CHORE program has been reduced over the last five years, leading to a slight decline in program participation. MSHDA The Michigan State Housing and Development Authority (MSHDA) offers low-interest loan programs that give lower income people an opportunity to buy their first home. The Neighborhood Stabilization Program (NSP) The NSP was established for the purpose of stabilizing communities that have suffered from foreclosures and abandonment through the purchase and redevelopment of foreclosed and abandoned homes and residential properties. The NSP is a component of the Community Development Block Grant (CDBG) program. NSP funds are to be used for activities that include, but are not limited to: • • • • • Establishing financing mechanisms for purchase and redevelopment of foreclosed homes and residential properties Purchasing and rehabilitating homes and residential properties abandoned or foreclosed Establishing land banks for foreclosed homes Demolishing blighted structures Redeveloping demolished or vacant properties NSP grantees can use their discretion to develop their own programs and funding priorities. However, at least 25 percent of NSP funds must be used for the purchase and redevelopment of abandoned or foreclosed homes or residential properties that will be used to house individuals or -91- �ChaJ)tcr 4: Housing and Residential Character Current Housing Programs families whose incomes do not exceed 50 percent of the area median income. In addition, all activities funded by the NSP must benefit low- and moderate-income persons whose incomes do not exceed 120 percent of area median income. The Southfield City Council authorized the incorporation of the Southfield Growth Corporation (SGC) in 2009. The SGC is the administrative entity responsible for the day-to-day management of NSP and is operated by volunteers. To-date, the NSP program has used most of the initial grant award but around $60,0000 remains and the SGC continues to acquire dilapidated houses as they present themselves. SGC anticipates that it will acquire several new homes in 2022 when the Oakland County tax foreclosures open. The Southfield Neighborhood Revitalization Initiative {SNRI) The SNRI is a partnership between Southfield City Council, Southfield Non-Profit Housing Corporation (SNHC), and Habitat for Humanity Oakland County. SNHC pays back taxes, water bills, and fees, and finances renovation costs for acquired homes. The SNRI contracts with Habitat for Humanity to renovate homes, perform environmental studies, bring houses up to current building codes, and sell the homes at market value, thus raising property values. Property sale proceeds go back to the Southfield Non-Profit Housing Board. The SNRI also funds the SF Community Development program, which is funded by the SGC and funds the construction of new and conversion of existing buildings to be sold as marketrate homes and condos. The former McKinley school is one of the program's most prominent projects, which is being converted into numerous condos targeted toward young professionals and empty nesters. -92- �Chapter 4: Housing and Residential Character Current Housing Programs Southfield Non-Profit Housing Corporation (SNHC) Housing Units In addition to the SNRI, the SNHC operates four multi-family rental complexes targeted toward older adults and people with disabilities. In total, the SNHC offers 504 affordable units between the River Park Place Townhomes and Apartments, McDonnell Tower Apartments, and the Woodridge Apartments. 39 Ongoing Housing-Related Programs Neighborhood Associations The City encourages the creation of, and coordination with, neighborhood 3ssociations and organizations, including condominium associations. Such organizations can coordinate with the City and develop improvement and organizational strategies that apply to their neighborhood, such as a neighborhood watch program. Neighborhood organizations can also work with the City to set up Special Assessment Districts (SAD) for infrastructure and streetscape improvements, such as road and sidewalk maintenance, the installation of rain barrels and rain gardens, and decorative street lighting. The City, through the Southfield Parks and Garden Club, currently issues "Community Pride Awards." Awards are granted to reward individuals, condominium associations, apartment complexes, and neighborhoods for their efforts to maintain, improve, or beautify their neighborhood or development. Semi-Annual Neighborhood Beautification Programs (Clean-up Programs) The City currently hosts annual clean-up days, which allows residents to dispose of unwanted items. The spring clean-up offers residents the option to dispose of household items, and the fall hazardous waste clean-up day offers them the option to dispose of products that cannot be sent to the landfill. The Big Rake is another annual clean-up hosted through the CHORE program, which partners with Lawrence Tech students to volunteer to clean up older adults' leaves each fall. The Rock the Block partnership program with Habitat for Humanity, sponsored by private industry, also provides minor repair services for lowincome older adults, such as repainting home exteriors, repairing gutters, and replanting lawn beds. The Oakland Rebuilding Together program is also partially funded through the City's CDBG and provides more extensive renovations to select homes. Entranceway Program The Southfield Entranceway Program is a beautification program which funds neighborhood and condominium entranceway improvements. Administered by the NIC, the City will provide matching funds at a 2-to-1 ratio to a maximum of $1,000 for the construction of new entryway signage. Many Southfield neighborhoods either have no signage or deteriorated signage, and do not have the resources to pay for new signage -93- �Chapter 4: Housing and Residential Character Current Housing Programs alone, which can run as high as $2,000 for a small sign. The City launched the Entranceway Program in 2020 to beautify the city and help neighborhoods establish a distinct character and pride of place. Safe Routes to School Program In 2016, Southfield received a $600,000 Safe Routes to School (SRTS) grant from the Michigan Department of Transportation for the installation for new sidewalks near schools. The city used the funds to improve pathways near Thompson K-8 International Academy, Yeshiva Beth Yehudah, and Beth Jacob. The grant funds were broken up into five priorities, resulting in new sidewalk infill on Southwood from Ten Mile Road to Lincoln Road on both sides, Sherfield from Kingshire to Pierce on both sides, Fairfax from Ten Mile Road to Goldwin on both sides, as well as new crossings with a pedestrian refuge island at Ten Mile Road west of Fairfax and 11 Mile and Fairfield Roads east of Fairfax. Having a safe environment for children to walk and play not only makes neighborhoods healthier, but also more welcoming to young families. As such, the SRTS grant has helped Southfield improve neighborhood safety and overall desirability over the last five years. -94- �Chapter 4: Housh1g and Residential Character Current Housing Programs RUDD Sites The purpose of Residential Unit Development Districts (RUDD) is to encourage the use of land in accordance with its character and ada ptability; promoting adaptive reuse and preservation of former school buildings and sites; foster green infrastructure and conserving natural resources, natural features, and energy; encouraging innovation in land use planning; providing enhanced housing, employment, traffic circulation and recreational opportunities for the residents of Southfield. At present, two former school sites are being redeveloped with the use of the RUDD tool: the McKinley and John Grace schools, as shown in Map 8 (for more information, please see the Adaptive Reuse section below or Chapter 5: Economic Development). Map 8. RUDD Sites in Southfield LEGEND Q Sites that have RUDD rezoning approval Sites eligible for RUDD 0 II 8 MI © •. -95- nn • �Chapter 4: Housing and Residential Character Key Trends & Challenges Key Trends & Challenges Short-Term Rentals A "Short-Term Rental Unit" typically refers to a house, apartment, or other type of housing unit that is rented for 30 consecutive days or less by persons other than the permanent resident or owner. Across the Unites States, short-term rental services like Airbnb and VRBO have taken off in the last few years, growing by nearly 800% between 2011 and 2017. 40 Short-term rentals are especially controversial in Michigan, where legislation over their operations is currently being debated by the State Senate. In 2021, the State House introduced and passed House Bill 4722, which would allow short-term rentals as a permitted use by-right in all residential zoning districts in all municipalities across the state. The bill would also prohibit local municipalities from adopting or enforcing zoning ordinance provisions that have the effect of prohibiting short-term rentals. 41 While some residents see this bill as a beneficial economic stimulus measure that would allow people to raise their annual incomes, other see it as a threat to neighborhood stability, character, and property values due to the frequent changes in tenants. Many municipalities are currently working on creative ways to manage short-term rentals outside of zoning, such as creating a short-term rental registry and broadening local nuisance ordinances. As of July 2020, there were estimated to be 61 short-term rental units in Southfield, mostly comprised of single-family homes. Age-in-Place Housing Providing appropriate senior housing options that are safe, attractive, and stimulating is increasingly important as the general population ages. Fewer financial resources are available to older residents, and so they need affordable options that are . Right now, Michigan has more than 2 million adults over age 60, accounting for nearly 25% of the state's population. As people live longer on average, residents 85 and older remain the fastest-growing age group.42 As such, many municipalities across the state are launching initiatives to find ways for residents to comfortably age-in-place, either by modifying their existing homes to be accessible or by providing more housing options, such as apartments, duplexes, and assisted living facilities. Presently, the SNHC operates four affordable multi-family rental complexes targeted toward older adults: the River Park Place Townhomes, River Park Place Apartments, McDonnell Tower Apartments, and Woodridge Apartments. Additionally, there are approximately 18 privately-owned assisted living facilities of varying sizes operating within the city limits. The inner-ring suburbs of Detroit, including Southfield, face a particular challenge when it comes to providing new age-friendly housing: limited land . When the nearby City of Huntington Woods conducted its Senior Amenities and Lifestyle Analysis in 2020, it found that only approximately 2% of the land in the City was immediately available for the construction of new housing. As such, the City had to think creatively about ways to adapt existing housing to assist with aging-in-place. Some of these ideas included creating a floating zoning district that accommodates more accessible lot layouts and floors plans, and amending the zoning code to allow accessory dwelling units and garage conversions. 43 Although the City of Southfield is not as limited in land availability as many of its neighbors, similar challenges with age -in-place housing are likely to arise as the population continues to trend older in the future . -96- �Chapter 4: Housing and Residential Character Key Trends&. Challenges "Missing" Middle Housing "Missing Middle Housing" is a term that encompasses all the housing types that residents want to live in but do not currently exist in a community, usually because they are not provided for the zoning ordinance and/or master plan. Common missing middle housing types in older Michigan communities, which typically have a high number of single-family homes, include duplexes, fourplexes, cottage courts, second-floor apartments above commercial businesses, and multiplexes. These types of housing are generally compatible with the character of existing single-family residential neighborhoods and can work to support walkability, provide locally serving retail, and improve access to public transportation options. They can also provide a range of affordability to address the discrepancy between the cost of available housing stock and the prices people can afford. 44 As such, many municipalities are filling in the missing middle portions of their zoning codes by creating new residential or mixed-use zoning districts that provide for one or more of these missing middle types by-right. Today, multi-family housing is provided throughout the City of Southfield in a variety of forms. The most common type is apartment-style housing, characterized by larger parking lots and buildings with few entrances. Some complexes include a grouping of smaller multi-family homes, which may or may not have individual entrances. More modern approaches to multi-family housing include townhomes and singlefamily attached and low-rise condominiums, which are becoming more desirable to those looking for high-quality housing with low maintenance requirements, particularly younger residents, retirees, or those whose families are reducing in size. Accessory Dwelling Units (ADUs) and Tiny Homes VERTED GARAGE CON Accessory dwelling units (ADUs), also known as granny flats, mother-in-law apartments, or carriage houses, are housing units that are constructed on the same parcel as an existing primary residence, such as a single-family home. ADUs might be in an accessory building, such as a converted garage or new construction, or attached to the primary residence, such as a converted living space, attached garage, or an addition. - J DETACHED A DU ~11!.l.ll/ ., ~~ 0'1441 'l~7; .~17 ~~51 ,.amIJ/@_@),ffl 1 "About 25% of new households prefer condos and urban townhomes. ATTACHED ADU -= 11 (Shaping the City: Seeking a new template for truly smart growth. By Roger K. Lewis, published April 22, 2011, The Washington Post) -97- �Chapter 4: Housing and Residential Character Key Trends & Challenge~ At the height of the suburbanization, communities favored low-density development defined by large-lot single-family homes and ADUs that were once a common were excluded from zoning codes. However, growing demand for affordable housing, combined with limited land, has led to changing attitudes about the use and development of ADUs. Municipalities have consistently found that ADUs are a cheap, easy way to increase the number of housing options while also meeting the needs of older adults, empty-nesters, and young working professionals, many of whom are priced out of traditional homeownership. They also provide rental income for homeowners, giving people a way to "cash in" on the equity of their home without having to sell it. AD Us are also one of the most affordable options for both individuals and cities (if offered financial assistance) because they are often simple conversions, do not require the purchase of new land, and are on lots that are already services by utilities.45 Tiny homes are related to ADUs but may or may not be an ADU themselves. Tiny homes are houses that are 600 square feet or less, although some are as small as 250 square feet. They can occupy a lot all by themselves or be on a lot with an existing home (which would make them an ADU), and they may be connected to municipal energy and water or be off-the-grid. Tiny homes are constructed from a variety of materials - wood, metal panels, former shipping containers and are often movable by trailer hitch, although some are permanent fixtures. Adaptive Reuse Adaptive reuse is a specific form of redevelopment that, in recent decades, has driven the revitalization of historic neighborhoods around the world. Adaptive reuse refers to a specific variety of redevelopment that makes use of existing building stock for the purposes of contemporary living. The adaptive reuse process involves the renovation of an existing building, whereas renovation stops at freshening and refinishing a building for its original purpose. Adaptive reuse implies a transformation of use; vacant office buildings have been adapted into residential buildings, industrial warehouses into co-workspaces, and more. There are four major adaptive reuse projects in Southfield as of January 2022. These projects are listed below and explained in detail in Chapter 5: Economic Development. • • • • Arbor Lofts The Alcove Former John Grace School Former McKinley School -98- �■ Chapter 4: 'H ousing and Residential Character - Key Trends & Challenges Expansion of Residential Offerings in Single-Family Zones Across the nation, local and state governments are making legislative changes to increase the number of residential offerings in single-family residential zoning districts. While many other zoning districts allow for multiple types of homes, businesses, or other developments, singlefamily zoning districts have always stood apart as being uniquely restrictive . To help address a housing shortage, Minneapolis became the first large American city to expand the offerings in its single-family zoning districts by allowing up to 3 housing units (a tri-plex} to be built on any single-family residential lot. The change did not eliminate the right to construct or maintain single-family homes in these districts, but simply expanded the variety of allowed uses in the lower density zones across the city. The local dimensional requirements for residences, such as setbacks, landscaping coverage, lot coverage, and height, ensure that the new triplexes are in keeping with the design and character of existing neighborhoods and fit seamlessly alongside detached homes. 46 In 2019, Oregon also became the first state to require that triplexes, duplexes, and town homes be allowed in any residential zone where a single-family home is allowed . By September of 2021, the City of Ben, Oregon, became the first municipality with over 25,000 residents to comply with the statewide legislation. 47 Since then, dozens more cities across the United States have revised their single-family zoning district regulations to allow for a broader variety of housing types, both to alleviate shortages and provide the "missing middle" housing that is desired by residents. Public Input survey respondents recognize the changing concept of what has historically been considered a "home ." In fact, 62% of respondents indicated that they would be open to new and innovative forms of housing within their respective neighborhoods that are affordable, shared, eco-friendly, flexible, stylish, and/or healthy. Forty-four percent (44%} of respondents are in support of duplexes and tiny homes in their neighborhoods but they were a bit more wary of the possibility of triplexes with only 32% indicating that they have a high level of comfort. An overwhelming number of respondents were in support of Zoning Ordinance amendments permitting Accessory Dwelling Units (ADUs} (69%} and encouraging adaptive reuse of underutilized buildings (74%}. 20-Minute Neighborhoods A 20-minute neighborhood is an active, safe, walkable, convenient, mostly residential neighborhood where people can get most of their day-today goods and services within a 20-minute walk. 20-minute neighborhoods have existing since the 1930s, when the idea of the "neighborhood unit" - a self-contained neighborhood that included homes, a school, a commercial district, a post office, and a park - fiist emerged . This idea was often lost during post-war housing development, which resulted in suburban neighborhoods where residents must drive to reach all their basic amenities. As such, many cities, including Detroit, are taking steps to implement 20-minute neighborhoods in areas that are lacking grocery stores, healthcare, shopping, drug stores, and other necessities. This has proven a challenge in Detroit, where the housing density is often too low to support neighborhood amenities or schools but has found success in other more populated places. 48 The City of Southfield is actively working to develop more 20-minute neighborhoods throughout the city by ensuring that new residential development is located near existing, or includes new, commercial, or public amenities. One area targeted for 20-minute neighborhood development is the Ten Mile Road corridor between Southfield Road and Greenfield Road, which currently has several under-utilized lots that -99- �... Chapter 4: Housing and Residential Character Key Trends & Challenges are currently vacant or over-parked. Because the corridor has existing residential homes along the center stretch with commercial development capping both ends, it was identified as an ideal location for mixed-use development. Lower Parking Requirements Many cities across the Unites States have recently turned a critical eye to the amount of parking that they require be built with new developments. Many municipalities have minimum parking requirements that reflect parking needs during the peak of auto ownership in the mid-20th century but are now outdated and do not reflect modern transportation needs. Additionally, developers are keen to reduce the cost of new construction, of which municipally-required over-parking is a large component. In 2017, Buffalo, New York, became the first major city to completely remove minimum parking requirements. Projects larger than 5,000 square feet will still require a parking analysis that factors in alternative transportation options in the area and incorporates the most up-to-date national parking standards for the project's particular use. 49 Overall, this change reflects the growing trend away from parking minimums toward parking maximums, which encourage more efficient development that meets the needs of people walking, biking, or taking transit, as well as people using their own cars. Additionally, parking adjustments can free up land by allowing existing businesses to sell off the unused portions of their parking lots for redevelopment, increasing the overall supply of land in constrained communities. Furthermore, the future growth of the ridesharing and autonomous vehicle industries is expected to lower the overall demand for parking space. In a future with significant use of shared autonomous vehicles, parking space need could fall as much as 83%. 50 Additionally, a 2019 study at the University of Colorado found that ride-hailing is replacing driving trips and could reduce parking demand, particularly at land uses such as airports, event venues, restaurants, and bars.51 Supply Chain Shortages During the Pandemic The ongoing shortage of housing materials and housing units is rising, in part because of the COVID-19 pandemic. The Federal Home Loan Mortgage Corporation (FHLMC or Freddie Mac) estimates that the shortage of total housing units has increased by 52% from 2018 to today, with an even more pronounced shortage of entry-level homes that are affordable to first-time buyers. Even pre-pandemic, the share of entry-level homes in construction declined from 40% in the early 1980s to around 7% in 2019 . The U.S. is currently experiencing an increase in housing demand during the pandemic because people are spending more time at home. This high demand has exacerbated the shortage and caused home prices to rise over 12% between 2020 and 2021. The combination of low supply and high demand is causing entry-level prices to rise rapidly, which is triggering affordability issues for buyers of all income levels. 52 -100- �■ 1 Chapter 4: Housing and Residential Character · Kt•y Findings Key Findings Strengths & Opportunities Outdated Housing Redevelopment Many neighborhoods in Southfield are comprised of small houses, typically less than 1,000 square feet and on smaller lots. These homes are outdated and do not offer many of the amenities desired by today's home buyers. In particular, the residential houses along 12 Mile and Greenfield Roads are ideal for redevelopment, as has already been happening to similar homes along Twelve Mile Road in the neighboring municipalities of Berkeley and Huntington Woods. Through creative code and design guideline changes, the City could facilitate home expansions in these neighborhoods, as well as encourage the gradual redevelopment of smaller aluminum/vinyl siding homes and homes on slabs. Any redevelopment should be initiated by property owners and driven by the market, with the City's role as facilitating or assisting the homeowners. Residential Traffic Safety The perception of "neighborhood livability" is strongly influenced by such factors as traffic volumes and speeds. Traffic calming, street layout, and architectural requirements can all enhance safety in a neighborhood. In 2022, the City launched its pilot traffic calming program, which is being launched in neighborhoods that have problems with cut-through traffic. If successful, this pilot program presents a key opportunity for the City to justify the launch of a full-scale traffic calming program, ultimately making neighborhoods safer, enco11raging neighbor interactions, and increasing overall awareness of the street. For more on the pilot program, see Chapter 8: Public Infrastructure. -101- �Chapter 4: Housing and Residential Character Key findings Map 9. Pilot Speed Bump Locations W 13 Mlle R d - - ~ - ~ -- -- - - - . J\,o'l ~"'e.s: le~ W12 Mile Rd ,,ly~ ~ Ill CD 'C en Ill ~ 0 u 0 ..J ~ ~ Winchester ~,,+4 tJl ~ ')1)()' 0 ~ Label II) ~ GI ii: Catalpa Or ;o a. W 11 Mlle Rd 1-696 ---'---' - .. - - ·- -- • Street 1 Greenview Rd 2 Midway Rd 3 Pierce St 4 Ranchwood Dr 5 Southwood Dr ~ [ill '0 a:: '0 Civic Center Dr 'ti ~ · - Spn:d llump Locations "ii c;:: C GI e a:: 'ti C) 'i s:. I&: W 10 Mile Rd "0 ~ c8 a:: ... GI 'lii '0 ~ a:: '0 .5 a:: s:. u II) 4i a:: s:. e ea Cl) j • m 'C@ U) e • ii: Mount Vernon St C GI 'To GI ~ W9 Mlle Rd 'ti a:: s:. a. !!Cl) s1,,a~ ct-,., GI ee~<:I ~ 0) "t U) ~ 1 '0 'iii ~---------~~ c;:: = :::, WBMlleRd -- ---------•----~-~~ -102- It �1 Chapter 4: Housing and Rt•sidential Character Key Findings Reuse of School Sites The City of Southfield has been working with the Southfield Public School administration to come up with appropriate and context sensitive redevelopment plans, including housing options, for closed and vacant school buildings and sites. As mentioned under the adaptive reuse section above, two current former school sites undergoing planning review utilizing the RUDD tool: • • Former McKinley School Former John Grace Continuing these efforts presents a major opportunity for Southfield to make additional land available for development, which would continue to alleviate the challenges of limited land supply. Additional school buildings may also be sold in the future as the population ages and attendance declines, presenting more possibilities for redevelopment. Other school sites for potential future missing middle housing, depending on the needs of the school district, may include : • • • • • 19080 W Twelve Mile Road (9.216 acres) 20900 Independence Drive (10 acres) 18575 W Nine Mile Road (19.26 acres) 24500 Larkin Street (10.98 acres) 17050 Dorset Ave (1.164 acres) Neighborhood and Information Center (NIC) As part of the Community Relations Department the City's NIC provides a link between City government and Southfield residents. For visitors, home seekers and homeowners, the NIC is a valuable source of information about the City and one of Southfield's main strengths heading into the future. The Center provides relocation information, welcome packets, school information, as well as information about City services and programs. More than just an information source, the NIC serves as a liaison to City government for residents and neighborhood associations, refers complaints to City departments and monitors their resolution, strengthens existing neighborhood associations, and reactivates dormant ones, arranges for neighborhood association block parties, meeting rooms and mailings, and arranges yearly training and workshops for neighborhood leaders. Buffering Protections for Residential Uses Some areas, including residential areas adjacent to commercial properties, may become ripe for conversion to non-residential use. In some cases, this is a reasonable change to provide greater lot size or depth needed for certain types of modern non-residential uses. When this type of land use change is determined to be appropriate, the City requires site design to limit conflicts with the adjacent neighbors such as: • Screening with brick walls or residential-style fencing supplemented by landscaping. -103- �Chapter 4: Housing and Residential Character Key Findingi, • • • • Lighting with downward directed cut-off fixtures to prevent light from spilling onto residential properties. Locating and screening waste receptacles and loading areas to minimize noise impacts and protect views from adjoining residential properties. Ensuring building design incorporates architecture that enhances the quality of the neighborhood, with mechanical equipment properly screened and setback to not create noise issues with nearby residential. In some cases, the non-residential use should be designed to have a residential appearance in terms of scale, height, materials, and overall design. Providing accessible pedestrian, bike, and transit connections. These design requirements are one of the Southfield's key strengths, as they help ensure the character of residential neighborhoods and the stability of future development by preventing nuisances. Active Use of Home Improvement Programs Between 2015 and 2017, $1.5 million was distributed between the SHIP and CORE programs alone. Additionally, in 2017 the SNRI program had 97 active properties and had paid out a total of $1.1 million in delinquent back-taxes. To date, the Southfield Non-Profit Housing Board has invested over $4.5 million in home renewal. In Michigan, nearly half of homeowners and one-third of those renting do not know where to go for housing assistance. 53 Thanks to the Mayor's Office and City's aggressive efforts to revitalize neighborhoods, many more Southfield residents are aware of the assistance available to them than the average Michigander. Weaknesses & Threats Lack of Age-In-Place Housing and Support Programs The CHORE program is the City of Southfield's primary method for alleviating the housing barrier that keep older adults from aging-in-place. Many older adults live in established neighborhoods, and some find their financial resources strained over time, leaving them to struggle to maintain their homes. The programs that currently provide major accessibility renovations - such as access ramps, grab bars, bathroom remodels, and lifts - are limited in scope and do not reach all older adults that require such services. Aging Infrastructure Well-maintained infrastructure is very important to perceived neighborhood quality. Broken sidewalks, streets with potholes, and broken curbing all portray images of neighborhood instability, declining property values, and negatively reflect on the community. Because Southfield is a historic inner-ring suburb, it has older infrastructure than many other suburban communities in the further reaches of the Detroit metropolitan area. Additionally, many residential areas have widely spaced and insufficient street lighting, as well as deteriorating or missing sidewalks, that make travel hazardous for a variety of people. Although the Safe Routes to School program addressed some of these deficiencies, many locations with insufficient pedestrian amenities and crossings remain throughout the city. -104- �haptcr 4: Housing and Residential Character Goals, Objectives, and Strategies Goals, Objectives, and Strategies Goals o o o o o o o Make Southfield a more attractive place for younger families Retain neighborhood character while improving the quality of homes, public facilities, and infrastructure Support quality, safe, and affordable housing in a variety of types, sizes, locations, and costs to meet the needs of current and future residents, regardless of age or income Support a land use pattern and land use designations that provide for housing opportunities at varying densities and at appropriate locations consistent with the Land use Plan Make Southfield an age-friendly community where residents can age-in-place in their homes in comfort Provide a diverse and stable housing stock providing for a range of housing opportunities for all income groups and a quality living environment for all persons Retain property values Objectives and Strategies o o o o o o o o o o o o o o o Expand the allowable uses in the single-family zoning district to include more attached housing types by-right Provide mixed-use and higher density residential options Eliminate Euclidian zoning where feasible Develop Accessory Dwelling Unit (ADU) regulations Promote and provide incentives for green building and alternative energy techniques Regulate short-term rentals (i.e., Airbnbs, VRBO, etc.) Preserve historical and architectural character, especially our Mid-Century Modern architecture, and promote the rehabilitation and re-use of existing structures, where feasible . Provide affordable housing that is well maintained and meets the needs of the entire community Seek partners and funding to increase the supply of housing for older adults, including developments that support aging in place Promote new development that conveys a positive sense of place Incorporate traditional, walkable, pedestrian-friendly design into new and existing residential neighborhoods through design standards Encourage and promote programs that help people maintain the quality and appearance of individual properties Create pedestrian links that connect neighborhoods with each other, major community features, and regional assets Review ordinances, codes, regulations, and permitting processes to eliminate or modify conflicting and excessive requirements and to streamline the regulatory review process Provide more infill housing options in the future land use plan and zoning ordinance -105- �vewpmen er Family II �Chapter 5: Economic DcYclopmcnt Introduction Chapter 5: Economic Development Introduction Southfield continues to play a vital role in supporting the State of Michigan's economy. With over 27,000,000 square feet of office space, second in size only to Detroit's central business district, leaders from an array of industries have selected Southfield to house their global and north American headquarters. Companies like, Veoneer, ThyssenKrupp, Marelli, Denso, Peterson Spring, Tenneco, Lear, S&P Global, International Automotive Components and Stefanini determined that Southfield offers a diverse and skilled workforce, low cost of doing business and access to an innovate research university, Lawrence Technological University. Lawrence Tech's is known for "Theory and Practice" - taking abstract ideas into the real world to solve tomorrow's problems. Automotive suppliers to software developers locate in Southfield to tap into the talent found within the City Centre District. As the "Center of It All" in Southeastern Ml, Southfield has a strategic advantage to draw companies to consolidate and expand. Our access to highways, exceptional public services, strong fiber optic network and affordable cost of living creating a stable business environment. Our business community is an integral part of the fabric of Southfield. Supporting the reinvestment our people and property within the city is a necessity. As Southfield population, infrastructure, and commercial and retail inventory age, we have experienced a steady loss of tax base and increase in vacancy. The COVID pandemic exacerbated the vacancy of commercial and retail properties. During the on-set of the pandemic, the City of Southfield continued investing and supporting residents and redeveloping property. We are beginning to see an uptick. The entrepreneurial spirit is thriving, and new developments and repositioning of older properties is happening. This is signifying a positive economic shift. -107- �Chapter 5: Economic De\'clopmcnt Entrepreneurial Support Entrepreneurial Support To invigorate the entrepreneurial spirit, the Southfield Business Development (SBD) team (located in the Business Department) is teaming up with proven area experts to reverse the losses seen during the pandemic. Southfield has many components in place that enable underserved entrepreneurs to emerge and is taking the steps to bring back a "sense of community" for small businesses. Education and human connection are critical components to aid the growth of a small business. SBD is looking to create sustained, collaborative efforts that will result in more participation and economic prosperity for all. The Southfield Evolution Lab, housed within the SBD Office, will harness the passion and energy that is thriving in Southfield. The Lab will be located at the Southfield Centrepolis Accelerator at Lawrence Technological University (LTU), and it will offer co-working space, networking tools, and other business amenities. Shared offices promote networking and sharing and great places to develop new ideas, boost creativity, meet with experts, expand contacts, and foster connections between entrepreneurs. Target businesses for the Lab include Southfield's underserved entrepreneurs and non-Southfield underserved entrepreneurs that are willing to relocate to Southfield. Business can receive 3 months of free rent at the Lab but must be in operation for at least 1 year, have 1-4 employees, and have annual sales of $10,000- $100,000. This new Lab would position the City of Southfield as a city for innovators and entrepreneurs. According to Babson College, 55% of Americans believe they can start their own business in 2016. In Southeast Michigan, this number is even higher (57%) as there is a lower number of entrepreneurs who are afraid of failing (21% in Detroit-metro compared to the national average of 33%). Due to the COVID-19 pandemic, businesses faced major challenges, from access to patient capital, digital/tech resources and knowledge, and employee recruitment and retention. There is a demand for resources, and The Southfield Entrepreneur Evolution will be the connector. -108- �Clrnptcr 5: Economic Development Current Conditions Current Conditions Southfield Major Industries The City of Southfield is home to tier-one automotive suppliers, such as Tenneco, Denso, and Lear Corporation, and numerous companies supporting the robust automotive industry in surrounding Southeast Michigan. Oakland County has some of the highest concentrations of engineering and design workers in the nation, with skilled trades and engineering employment in the region reaching almost 200,000 in 2014. The automotive and manufacturing industries continue to be a cornerstone of the city's local, regional, and statewide economy. Oakland County and the City of Southfield also boast a competitive concentration of software and IT workers than that of the average US city. Wages for IT workers in the City of Southfield are extremely competitive; starting rates average around $25 per hour for many top occupations, with median rates over $40 per hour. The demand for software and IT talent continues to grow in the region, and is supported by the presence of Microsoft, IBM, and Cisco Systems. The City of Southfield is home to business support service centers for many of Southeast Michigan's major corporations, including Blue Care Network, Michigan Mutual, and Credit Acceptance Corporation. In 2014, there were over 62,809 workers in administrative and business support service positions in Oakland County alone. Occupation titles include analysts, administrative assistants, customer service representatives, telephone call center, telephone answering service, telemarketing, and other contact center positions. Employment in the professional and business support sectors for Southfield has increased by 26 per cent from 2010 to 2014, and call center workforce numbers has increased by 46.6 per cent in that same time period. Firms have clearly recognized that Southfield has the location, infrastructure, and talent needed for their business support service centers Both state equalized value and taxable value are expected to continue to increase in the future, albeit gradually. The Southeast Michigan Council of Governments (SEMCOG) is optimistic stating, "This is a healthy outlook for the region and its communities." Ultimately, it's not strictly income levels that determine an area's relative wealth-property values primarily contribute to a community's financial prosperity and are the key to attracting profitable industries and businesses into the area. 54 Key Development Districts The Michigan SmartZone network connects universities, industry, research organizations, government, and other community institutions to stimulate the growth of technology-based businesses and jobs. In 2014, the Southfield SmartZone, along with Automation Alley regional partners, was one of three local development finance authorities (LDFAs) in the State of Michigan to receive a 15-year extension from the Michigan Economic Development Corporation (MEDC). The Southfield SmartZone is a 384-acre certified technology park bordered by Telegraph Road to the east, Inkster Road to the west, and adjacent to 1-696 at the northwest corner of the City of Southfield. It is home to 413 business -109- �Chapter 5: Economic Development Current Conditions employing over 4,000 total employees. Notable companies located in the Southfield SmartZone include Sun Communities, Veoneer, Tenneco, Citizens Bank, Grant Thornton LLP, CBS TV, and Hantz Group. In addition to the SmartZone, the Southfield City Centre, adjacently located south of 1-696 and east of M-10, is Metro Detroit's premier business district with a diverse set of companies and talent that supports the vibrancy of the area. Approximately 45,000 employees working in the finance, insurance, real estate, health care, IT and software industries work within a five-minute drive of the City Centre district. The district's largest employers include Blue Care Network, Eaton, Plante Moran, RI, Alix Partners, Clarience Technologies, Marelli, among many more. The Southfield City Centre district is actively being marketed as a vibrant hotspot for retail and recreation, with the capacity to support 645,000 square feet of retail projected to generate up to $252 million in gross sales revenue by 2016. For more information on the City Center district, please see Chapter 7: SubArea Plans. Tax Revenue and Taxable Value Figure 21. Breakdown of Taxable Value (2021-2022) Industrial, $54,292, 1% Personal, $651,508, 12% ommercial, ,443,156, 451}0 Source: Southfield Assessor's Department Figure 20. General Fund Revenues, 2021-2022 Based on the adopted 2021-2022 City of Southfield Municipal Budget Executive Summary, property taxes represent 66% of General Fund Revenues. Projected taxable value, excluding capture districts (LDFA, ODA, SmartZone, Brownfield Redevelopment Authority, and Renaissance Zone), is $2,606,715,860 which represents a 1.36% increase over the 2020-21 projection. 46th District Court, State Revenue $8,793,54~, 11% The taxable value of Commercial, Residential, Personal, and Industrial properties contributes to the City's revenue from property taxes. As seen in the chart below, the taxable value of Commercial properties results in generating the most revenue to the City at 45% with Residential properties generating the second most at 41%. I $3,3:~5,22, Fees, reimburseme other, $8,284, 10% Investment income, $750,000, \ • Sanitation $2,748,000, 3% Building, Engineering, Planning, $3,942,308, 51}0 Property Taxes, $54,292,348 I 66% Source: Southfield Assessor's Department -110- �Chapter 5: Economic Development Current Conditions Oakland County Oakland County's economy is critical to the state because it provides 20% of states GDP and 17% of state's payroll employment. Oakland's high education levels, strong family incomes, and large share of managerial and professional jobs put the county in a strong position to rebound from the economic hardship resulting from the COVID-19 pandemic. Income Average adjusted household income in Oakland County is significantly higher than in Michigan overall, reflecting Oakland's relative prosperity. Average adjusted household income growth between 2012 and 2019 for Oakland County grew by 25%, from $113,000 to $142,000. In the state, average adjusted incomes grew from $84,000 to $103,000. Only 18% of Oakland County residents live in lower-income households, compared to 28% of Michigan residents. Conversely, 32% of Oakland County residents lived in upper-income households, compared to only 19% of Michigan residents. However, the sharp economic disparities along racial and ethnic lines that exist at the state level are also present in Oakland County. Although only 13% of Non-Hispanic Asian and 14% of Non-Hispanic White residents live in lower-income households, 27% of Hispanic and 33% of NonHispanic Black residents live in lower-income households. Employment During the Great Recession, the unemployment rate in Michigan peaked at 13.8% in the third quarter of 2009, while in Oakland the rate peaked one quarter later, at 13.3%. The unemployment rate in the state and Oakland County will likely continue to decline through the end of 2023, with the rate of decline slightly faster in Oakland County. During Michigan's lost decade culminating in the Great Recession, Oakland County lost jobs at a faster rate than the state. The COVID-19 recession led employment in the state of Michigan to decline by 846,700 {19.1%) in the second quarter of 2020, while Oakland County lost 145,851 jobs {19.6%). All of the net job gains in the county are forecast to occur in the private sector. Government, which includes public K-12 education as well as Oakland University and Oakland Community College, is forecast to lose 913 jobs between 2019 and 2023. Management of companies and enterprises lost only -111- �ChaJ>lcr 5: Economic Den~lopmcnt Current Conditions 303 jobs in 2020 as those companies successfully transitioned to working from home. Management employment is forecast to grow by 2,747 {14.5%) from 2019 to 2023.The finance and insurance industry gained jobs in 2020, and it is forecast to continue seeing steady job gains over the next three years. Employment in professional and technical services declined by 5,902 in 2020, but the county is expecting to recover all of those job losses and more. Within the professional services industry, the county expects architectural and engineering services to see the largest job gains between 2019 and 2023 (3,704, or 9.2%). The construction industry gained 237 jobs in 2020, and the City expects it to be the fastest-growing major industry in Oakland County over the next three years, adding 7,007 jobs between 2020 and 2023. A shortage of trained workers may limit those gains, though. The manufacturing sector outside of motor vehicle manufacturing is forecast to gain 1,127 jobs between 2019 and 2023, with the largest job gains in miscellaneous manufacturing, which includes medical equipment (732), chemicals and pharmaceuticals (543) and plastics (464). Transportation and warehousing is forecasted to grow by 1,977 jobs (15.3%) as e-commerce continues to grow. The retail trade industry lost 9,277 jobs {11.8%) in 2020. We expect it will recover about one-third of those jobs in 2021 (3,179), but that employment will then flatten out. We do not expect that retail trade will return to 2019 employment levels in the foreseeable future. Private health and social services lost 9,427 jobs {8.8%) in 2020 as individuals deferred medical care. The county anticipates that almost all of these job losses will be recovered over the next three years. Local hospitals, however, are expected to employ 1,800 fewer people in 2023 than they did in 2019. Information services are expected to add only 399 jobs {3.0%) over the next three years, as job losses in newspapers and telecommunications mostly offset job gains in software publishing and data processing. Employment in the local motor vehicle and parts manufacturing industry fell by 2,842 jobs (13.1%) in 2020 but is expected to recover 46% of those job losses over the next three years {1,307). Like retail trade, the local motor vehicle manufacturing industry may never return to 2019 employment levels. Wages The average real wage in Oakland County has consistently run about 15% higher than in the state of Michigan. Both Oakland County and Michigan overall saw a large jump in average real wages during last year's pandemic recession; real wages grew by 6.2% in Oakland County and by 5.8% statewide, the largest single-year increases in real wages on record. The jump in average wages last year represented the disproportionate loss of lower-paying jobs relative to higher-paying jobs caused by the COVID-19 pandemic. Few individual workers experienced wage increases of that magnitude. As the economy recovers from the pandemic, employment among lower-income workers is expected to increase more quickly than among higher-income workers. Real wages are forecast to average $67,600 in Oakland and $58,700 in Michigan by 2023. Thus, despite the near-term pull-back, Oakland County's average real wage in 2023 will stand 4.8% above 2019 levels. Whether this increase will be outpaced by inflation has yet to be determined. 55 -112- �Chapter 5: Economic .Dcvelop1ncnt Current f'ond.itions Education Sector Employment in Oakland County's higher-education services industries declined by 11% in the second quarter of 2020. The recovery in the higher-education services industries should be boosted by the widespread return of full-time, in-person K-12 and higher education in 2022. The return of the healthcare industry to more normal operations should also boost employment in the higher-education services industries. The impact of the 2020 pandemic recession has been the most severe for Oakland County's lower education services industries. In the second quarter of 2020, employment in these industries declined by 32 .8%, or nearly one-third. The county estimates that the lower-education services industries recovered just over half of those job losses by the fourth quarter of the year. Although healthy job growth is forecast in the lower-education services industries through 2023, but the reality is that these industries are currently still in a deep hole, from which recovery will be difficult. Many businesses in these industries have closed during the pandemic. It will take time for new businesses to open and for new patterns of consumer behavior to be established. Additionally, the headwinds facing the retail trade industry prior to the pandemic remain in place. With those factors in mind, the county forecasts employment in these industries to remain 3.1% short of its pre-pandemic level at the end of the forecast period in the fourth quarter of 2023. 56 -113- �Chapter 5: Economic l>cYclopmcnt Recent Programs and Initiative~ Recent Programs and Initiatives Programs History of Incentives in Southfield The City's economic base, while still rich in economic assets and opportunities, faces stiff competition from newer and nimbler regional communities. This base is restructuring because of corporate mergers and acquisitions, manufacturing and service industry outsourcing, and the desire by most businesses today to reduce operating costs and improve productivity. The City of Southfield's Business Development (SBD) team aids micro businesses to Fortune 500 companies with specialized concierge services. They partner with businesses through every phase of the development process. Whether a business relocation, construction of a new facility, or the launch of an entrepreneur's small business dream, they will walk you through the process from identifying a site to grand opening. SBD also connects businesses to a variety of federal, state, and regional incentives and assistance. Southfield's incentives, combined with an ideal location, business-friendly atmosphere, fast-track concierge service and motivated workforce, are why so many Fortune 500 and international companies have already said "Yes!" to Southfield, "The Center of It All." Local Incentive Policy The City of Southfield is truly "Open for Business" as attested by our favorable business climate, skilled workforce, and redevelopment ready, business-friendly environment. The City of Southfield is a "Core Community" as designated by the State of Michigan. Corporations and development projects will be eligible for a wide range of incentives from the State, County, and other local agencies. Southfield Administration is dedicated to fostering a partnership between its investors, developers, and the regulatory authorities to fill office space and to return "brownfield properties" to active and appropriate reuse. The City encourages looking to open a business or developing a historically impacted property in the City to discuss these incentives with the SBD. The City prefers providing incentives to projects that support: • • • Increase occupancy in office sector Provide adaptive reuse of vacant/blighted buildings Create additional research and development and/or high-tech manufacturing -114- �f'lrnJ>tcr 5: Economic Development Recent Programs and lnitialiYcs • • Increase the diverse range of industry Advance strategic goals for the City of Southfield, such as: o Increase the supply of workforce housing o Increase the walkable environment o Increase the commercial occupancy rate o Contribute to advancing action items in the adopted Master Plan Available Incentives There are several types of incentives that can be used to assist with real estate redevelopment and business attraction efforts. These include, among others, tax abatements, tax increment financing, revolving loan funds, low interest loans and grants, expedite planning and building permits and Oakland County Michigan Works Southfield talent assistance. The City will discuss the options with developers during an initial consulting meeting. The applicant will be required to show a financial need for assistance and provide verification that they are eligible for assistance according to state law. Pursuant to this policy, potential developers and/or companies may identify a specific need and apply for local and state incentives. The Southfield City Council sets parameters for when and how particular local incentives will be awarded and will consider each application on a case-by-case basis, based on the merits of the particular project and intended future use of the property, if applicable. PA 210 Commercial Rehabilitation Act Encourages the rehabilitation of commercial property by abating the property taxes generated from new investment for a period up to 10 years. Properties must meet eligibility requirements and be located in a Commercial Rehabilitation District as defined by the City of Southfield and by Oakland County. The State Tax Commission is responsible for final approval and issuance of Commercial Rehabilitation certificates. PA 198 Industrial Facilities Exemption Property tax abatements were created by the State of Michigan to provide a stimulus in the form of significant tax incentives to industries that renovate and expand aging plants, build new plants, and promote establishment of research and development laboratories. Property tax abatement is an incentive provided primarily to build new plants in Michigan or renovate and expand aging assembly, manufacturing, and research plants. The incentive comes in the form of abated property taxes. The value of the project added will produce 50% of the taxes for a set period of time and then resume to the full tax value at the end of the abatement period. The State Tax Commission is responsible for final approval and issuance of Industrial Facilities Tax Exemption certificates. -115- �Chapter 5: Economic nc,·clopment Recent Programs and Initiatives Public Act 328 New Personal Property Exemption Allows eligible businesses to abate personal property taxes on new investments in the City of Southfield. Eligible projects include manufacturing, mining, research and development, wholesale trade, and office operations. The State Tax Commission is responsible for final approval and issuance of Personal Property Tax Exemption certificates. A developer or company cannot be eligible for incentives in the City if it meets any of the following criteria: • • There are outstanding back taxes owed on the property, or The parcel on which development is proposed is not an eligible property as defined by the applicable legislation. In 2014, the legislature finalized revisions to the Michigan Personal Property Tax (PPT) reform. Under this revised package, the small "essential services assessment" (ESA) that manufacturers pay to cover their costs associated with local government police, fire, ambulance, and jail services will now be a flat, statewide rate that is fixed and requires only one form and payment to be submitted to the state. Michigan Business Development Program This program is available to eligible businesses that create qualified new jobs and/or make qualified new investment in Michigan. This is a new incentive program available from the Michigan Strategic Fund (MSF) in cooperation with the Michigan Economic Development Corporation (MEDC). The program is designed to provide grants, loans, and other economic assistance to businesses for highly competitive projects in Michigan that create jobs and/or provide investment. Brownfield Tax Increment Financing For brownfield tax increment financing, the cost of certain eligible activities may be reimbursed through capture of taxes on the increased taxable value resulting from redevelopment. This tax capture can apply to both local and state property taxes but will require approval of the MEDC and/or MDEQ if state property taxes are captured. Eligible activities in the City include, not limited to: • Environmental Assessments (ex. Phase I, Soil and Groundwater Investigations, Baseline Environmental Assessments) -116- �..... Chapter 5: Economic Development Recent Programs and lnitiatin!s • • • • • • • • • • Response Activities Due Care Plans Remediation and Engineered Controls Asbestos and Lead Based Paint Abatement Demolition Pre-demolition asbestos abatement Other actions necessary to protect the health, safety, welfare, environment, or natural resources Public Infrastructure Site Preparation Site Improvements Interest costs are not considered to be an eligible activity under this policy. Whether the Applicant successfully demonstrates such a need will be determined at the sole discretion of the City. Applicants are encouraged to obtain approval for school tax capture as appropriate for the eligible activities requested. The Applicant is responsible for keeping detailed records of all eligible expenses and investments, including purchase orders, invoices, waiver of liens, contracts, and records of payment, and for providing these to the City when requesting the incentive, as detailed by the City. Final reimbursement will be based on the records provided, and the City is not responsible for incomplete or inaccurate records. All requests for eligible expense reimbursement must be received no later than one year after receipt of certificate of occupancy in order to be considered eligible for reimbursement. A construction, redevelopment, renovation, or reconstruction project can be eligible for incentives in the City if it meets all the following criteria: • The property is in the City of Southfield • The property is an eligible property as defined by applicable legislation An eligible project can be considered for incentives in the City if it meets all the following criteria: • • The project is consistent with the objectives of this guideline and the City Master Plan The projects construction budget and operating proforma indicate that it requires incentives to be successful and would not occur without the incentives • The project will significantly contribute to revitalization of the City through increased property taxes, job creation or creation of place • The development will ameliorate impediments to redevelopment through demolition, restoration, remediation, mitigation, or control A project cannot be eligible for brownfield incentives in the City if it meets any of the following criteria: • • • The Applicant is responsible for hazardous substance contamination identified at the property There are outstanding back taxes owed on the property The Applicant is not an innocent landowner as defined by Act 381 -117- �• Chapter 5: Economic DcYclopmcnt Recent Program~ and Initiatives • The parcel on which development is proposed is not an eligible property as defined by the applicable legislation Projects will be evaluated based on, but not limited to, the following criteria : • The amount of extraordinary costs for redevelopment • Amount of property tax generated after construction • Amount of investment on a square foot basis • Job retention, creation, and quality • Location • Existence of abandoned, blighted or functionally obsolete buildings on property • Length of time for which incentives are being requested • Amelioration of threats to public health or the environment • Whether the project will provide additional beneficial effects on the surrounding area and the community as a whole For more on how brownfield redevelopment ties in with the natural environment and health, please see Chapter 3: Healthy Living. Pandemic Response Federal Response Created by the American Rescue Plan Act (ARPA) in 2021, the Coronavirus State and Local Fiscal Recovery Funds provide eligible governments with a substantial infusion of resources to meet pandemic response needs and rebuild a stronger, more equitable economy as the country recovers. Within the categories of eligible uses, recipients have broad flexibility to decide how best to use this funding to meet the needs of their communities. From an infrastructure standpoint, governments may use Coronavirus State and Local Fiscal Recovery Funds to: • Support public health expenditures, by funding COVID-19 mitigation efforts, medical expenses, behavioral healthcare, and certain public health and safety staff. • Address negative economic impacts caused by the public health emergency, including economic harms to workers, households, small businesses, impacted industries, and the public sector. This can provide a wide range of assistance to individuals and households, small businesses, and impacted industries, in addition to enabling governments to rehire public sector staff and rebuild capacity. • Replace lost public-sector revenue, using this funding to provide government services to the extent of the reduction in revenue experienced due to the pandemic. • Provide premium pay for essential workers, offering additional support to those who have borne and will bear the greatest health risks because of their service in critical infrastructure sectors. This can be used to offer premium pay directly, or through grants to private employers, to a broad range of essential workers who must be physically present at their jobs -118- �Chapter 5: Economic ncvclopmcnt Recent Program~ and Initiatives • Invest in water, sewer, and broadband infrastructure, making necessary investments to improve access to clean drinking water, support vital wastewater and stormwater infrastructure, and to expand access to broadband internet. Cities may also use this funding to invest in wastewater infrastructure projects, including constructing publicly owned treatment infrastructure, managing, and treating stormwater or subsurface drainage water, facilitating water reuse, and securing publicly-owned treatment works. Cities may use funds for maintenance of infrastructure or pay-go spending for building of new infrastructure as part of the general provision of government services, to the extent of the estimated reduction in revenue due to the public health emergency. ARPA also provides for transit agency grants, which can be used for transit agencies to prevent, prepare for, and respond to COVID-19. This includes the reimbursement of payroll of public transportation employees, operating costs to maintain service due to lost revenue due because of the COVID-19 public health emergency and paying the administrative leave of operations personnel due to reductions in service. MEDC/State Response Since a State of Emergency was declared in March of 2020 in response to COVID-19, the Michigan Economic Development Corporation (MEDC) has launched 23 economic relief and recovery programs to provide vital economic support to businesses, entrepreneurs, workers, and communities across all 83 Michigan counties to support the frontlines in the fight against COVID-19. County Response Oakland County is comprised of more than 1.2 million residents and 42,000 businesses that generate more than 20 percent of Michigan's gross domestic product. Maintaining a healthy economy in Oakland County is not only a key goal, but also provides an essential contribution to the fiscal well-being of the region and state. As of spring of 2021, Oakland County received more than $257 million in funding from the federal and state governments to manage through the pandemic. The largest portion dedicated to communities and families; closely followed by funding for businesses and workers; and, finally, to support county COVID-19 operations. Oakland County leaned in to provide support to make certain residents had the resources they needed to survive. Through funding to local municipalities, public schools, libraries, senior centers, veteran service organizations, and community centers, the county worked to ensure services and support systems were accessible virtually and/or in person. Emergency funds for rent, mortgage, utilities, and food assistance also were made available to veterans and their dependents, as well as citizens negatively impacted financially by COVID-19. Nearly $90 million in support was directed to the business community for those seriously impacted by the pandemic through a variety of initiatives, including: • • • A series of five small business grant programs that provided direct financial support to small businesses, in the early days of the pandemic through the winter of 2021, ranging from the retail and hospitality industries to manufacturing, business services, and wholesale Grant programs were developed to support manufacturing companies to retool and use advanced manufacturing processes to provide PPE and improve the region's ability to respond to future supply chain disruptions 15,000 reopen kits were created to help small businesses access hard to find PPE and cleaning supplies needed to safely open to the public -119- �Chapter 5: Economic Development Recent Programs and Initiatives Southfield Response In response to the pandemic, the City of Southfield instituted the following measures to assist businesses: • • • • • • Allowed restaurants to expand outdoor dining areas Allowed providers of personal services to operate outside an established business Reduced fees and expedited approvals Provided businesses with free 'Open for Business1 and/or 'Open for Carryout1 lawn signs Distributed over 400 free COVID-19 safety tool kits to help small businesses reopen safely Offering grants for restaurant relief through the Restaurant Technology and PPE Reimbursement Program and the Restaurant Weatherization Program RRC Program The Redevelopment Ready Communities (RRC) program was initially developed under the Michigan Suburbs Alliance in 2006. Southfield was one of the first five communities to obtain certification in 2006 and was recertified in 2019. Southfield's RRC Certification is now valid through December of 2024, but the process for updating begins December 9, 2022. Throughout 2020, MEDC and the Michigan Municipal Executives (MME) worked together to solicit feedback on communities' experience in RRC and how they could work to ensure RRC is built in a way that acknowledges the challenges and ever-changing needs local communities face. Feedback included a widely distributed survey with over 200 responses as well as three live feedback sessions facilitated by customer service professionals, allowing them to capture not only quantitative feedback but also hear the real-world stories and impacts RRC is having in communities. RRC 2.0 provides two options for communities to choose from, allowing communities to choose the path that best fits local capacity and goals. While some new ones were included, the number of best practice criteria decreased overall. In conjunction with RRC 2.0, the MEDC released updated guides, Trello boards, RRC Library, training modules and more. The City previously identified three redevelopment-ready sites under the RRC program, including: the former Northland Center, the city owned vacant 8.14-acre parcel ("EverCentre 11 ) located at the northwest corner of Evergreen Road and Civic Center Drive, and the former McKinley School. -120- �Chapter 5: Economic Development Recent Programs and Jniliali\'CS 2018 SODA Reestablishment The Southfield Downtown Development Authority (SODA) is the governmental entity responsible for capturing local tax revenue and directly reinventing it in local community amenities, particularly those that boost economic development. The SODA was created by City Council in 1988 to stabilize the area known as the SODA District. After the initial period of the SODA lapsed, it was re-established on May 5, 2018, by City Council. The SODA District's location astride the Lodge Freeway (M-10) and adjacent to the Cities of Detroit and Oak Park is an important gateway into the City of Southfield. The district is approximately one square mile, bounded by Mt. Vernon to the north, Greenfield Road to the east, Eight Mile Road to the south, and Southfield Road to the west. The SDDA's continued success and vitality are important to maintain Southfield's positive community image in the southeast Michigan region. The largest land area in the District includes the former Northland Shopping Center. Built in the 19SO's, Northland was one of America's first enclosed shopping centers. The District is also home to the new Northland City Center (under construction), Oakland Community College, St John Providence Hospital (Southfield's largest employer), and Surgeons Choice Medical Center along with a concentration of health services type office and commercial uses. Since the inception of the SODA, the District has seen more that $160 million in development and redevelopment construction. Some recent activities include the Northland City Center redevelopment, Oakland Community College campus expansion, which includes the acquisition of the adjacent North Park Plaza property, and St John Providence emergency center expansion. SSDA MISSION "Ensure a safe and prosperous environment that advances technology, healthcare, retail, and higher education while supporting stakeholder values that care, share, and grow the Community." -121- Map 10. Southfield DDA Boundary �Chapter 5: Economic lle\'clopment Recent Programs and Initiatives Additionally, the SODA has partnered in public improvement projects including the Nine Mile Road reconstruction, Northland Transit Center reconstruction, and the Greenfield Road reconstruction. Also, the SODA has constructed sidewalks, improved streetscape amenities along with bus stop improvements to enhance the walkability of the district. The SODA provides maintenance of all the public space and streetscape areas within the district. Finance Mechanism The SDDA's operations are funded through a 1.778 mill tax levy along with Tax Increment Finance (TIF} revenues to achieve the objectives of the development plan. Using TIF revenues, the SODA has contributed over $1 million in public improvements to the roads, streetscapes, gateway features and landscape improvements. Unfortunately, at present the Tax Increment Finance tool which the SODA uses for projects is still under-funded, meaning there are no funds to complete projects now. Once future projects come on-line, then additional revenue may be available. Today, the SODA maintains focus on attracting retailers, restaurants and medical healthcare providers to the area and filling a demand by area residents and employees for goods and services close to home and work. However, because of the pandemic impacts to the local and national economy, the SODA is not currently collecting enough tax revenue to finance all planned projects. Governance A twelve-member board, plus the Mayor, meet bi-monthly to carry out the activities of the organization. The SODA uses committee structure to advise staff and review specific projects and finances. -122- . SODA FOCUSED DEVELOPMENT PROJECTS • • • • • • • • Enhance the District's physical layout. Improve the District's public infrastructure and aesthetics. Provide development and redevelopment assistance. Encourage improvements on private properties. Renovate and improve the District's facilities. Continue maintenance and District operations. Promote business development. Conduct District-wide marketing, on-going administration, and planning. Map 11. Oakland Community College Campus Future Expansion Map �Chapter 5: Economic De, elopmcnt Recent Prog1·ams an<l lnitiath,cs Map 12. Downtown Development Authority (DDA} Buildings in 3-D Classified by Use d ing Ace."t~ent r.g 1-ieelth end Soc,e Servi ces Trtr.sDo"tat;on erd lJt ': ,y f' Park;ng Gerege De l vel} Se -vice:; LbreCorr-..:ory Qua:-:er$ f' Go11ern~erte Le ,sur-= Act 111 t' Menu':acti.:r:nc; f' Re l:g o u~a!id C,v,c f' f' Res dent a l Care Fae ·.;y Y./ere~.ou,;e e:-,d Storage \N hole~a•e Trade O;her -123- �.Chapter 5: Economic l>c,·elopmcnt Recent Prog1·ams and Initiative!-t Strategic Planning The most recent strategic plan for the SDDA was adopted in 2013, prior to the lapse and reestablishment of the authority. The purpose of the 2013 SDDA Strategic Plan is to reaffirm the overall direction for the SDDA District with input provided by the SDDA Board, the City of Southfield, and other partners. Considering the effects of changes in the economy, population and housing trends is a vital piece to the continued growth of the area . ,,,,_,,...- \ Plan Goals and Objectives ~ 1. Infrastructure & Aesthetics: Enhance the District's streetlight 2. infrastructure and increase safety for pedestrians; Enhance the District's road infrastructure; Improve the appearance of Eight Mile, the Service Drive and Greenfield Roads; Improve the District's walkability; Enhance the District's landscape and fr•par<fd by 1M City ol aesthetics; Transit Improvements. l'lanning ..... Economic Vitality of the SODA: Prepare and adopt a real estate property acquisition policy; Support streamlining of City's approval process; Pursue funding from non-TIF sources. Marketing & Communications: Improve the public's perception so that the SDDA is considered a safe place to live, work and visit; Strengthen code enforcement in the District; Improve communication between apartment owners in the District and the SDDA; Continue public relations and marketing program and work with media to broadcast success. -~ 11G 3. ~ ~ ,..,,. .. , :IQ2l Housing The housing stock in the Southfield DDA is dominated by units in large buildings, as 48.6% of the district's housing units are in buildings containing 20 or more units. 70% of the SDDA's housing units are rentals, which is substantially higher than the housing stock in the city. Interestingly, home values for owner-occupied units in the SDDA are slightly higher than in the City of Southfield, perhaps because of recent conversions of rental units into condominiums. However, rents in the SDDA are lower than the City's median value . Overall, this indicates that the SDDA is a viable and competitive choice for persons seeking housing in the city, a positive indicator for the future success of the SDDA District. -124- �-Chapter 5: Economic Development Recent Prog1·ams imd Initiatives Business and Employment The SODA is an important business and employment center within the City, as the home to retail, healthcare, and education entities. Prepandemic, the SODA was home to roughly 11.05% of all businesses in the city and 8.02% of all employees in Southfield worked in the SODA. The health services sector made up the highest concentration of employment at 37 .4%; followed by the retail trade sector at 17 .2% and professional, scientific and technical services sector at 8.8% in the SODA district. Other Projects and Developments Non-Motorized Pathways As of 2022, the City is working on linking the City Centre shared-use pathway to the future perimeter pathway to be constructed around the Northland City Center and connecting the City Centre District to the DDA District and Lawrence Technological University (LTU) to Ascension Providence Hospital - Southfield (a full-service hospital with 24/7 emergency care, a Level II Trauma Center, and a Primary Stroke Center) via a non-motorized pathway. For more on the City Centre Trail, see Chapter 8: Public Infrastructure. The Southfield Non-Motorized Pathway and Public Transit Plan (adopted 2013) is the basis for pedestrian, bicycle, and transit improvements on a city-wide scale. At the time, the master plan recommended performing sub-area plans for the City Centre and SODA that would have specific projects and priorities for implementation. These sub-areas plans would create the needed connections at a pedestrian scale. These pathway sub-area plans began with a review of the previous planning efforts and on-going City sponsored projects. Public input included an on-line survey, and interviews with City and SODA staff, SODA businesses, and transit stakeholders. The primary objectives resulting from the effort are: • • • Pedestrian Connections: Mid-block pedestrian crossings with refuge islands and pedestrian signals; Aesthetics and amenity improvements, including lighting, landscaping, and benches; Bridge improvements to facilitate pedestrian crossings of the Lodge Freeway (M-10). Bicyclists: Northwestern connector to Lawrence Tech, MOOT/Greyhound, and the City Centre district; On-street bike lanes on Mt Vernon; Bicycle parking as part of new developments; Bicycle routes connecting east and west of the Lodge Freeway. Transit: Creation of a transit center along Nine Mile Road near the Oakland Community College Southfield campus; Staged improvements to the existing transit center at Northland Center; ADA compliance, including key-walk installations; Additional installations of bus shelters, including benches, trash receptacles and bike racks where appropriate. -125- �Chapter 5: Economic nc,·clopmcnt Recent Programs and Initiative~ Coasting The Baseline Project The Coasting the Baseline Project is a series of commemorative markers located on Eight Mile (Baseline) Road. Each marker is a ten-foot-tall obelisk that describes the significance of surveying in the settlement of Michigan and as the foundation for property ownership in the state. Michigan was the first state in the nation to be fully surveyed using modern surveying practices. Known as the Public Land Survey System (PLSS) or the rectangular survey system, it is a mathematically designed and based method of measuring land. The Baseline became known as Eight Mile Road and runs across Michigan from Wayne County on the east to Van Buren County on the west. The prime meridian was established at 84 degrees, 22 minutes, 24 seconds west longitude, a line drawn straight north from Defiance, Ohio. All subsequent land surveys in Michigan refer to these principal coordinates. The original Southfield Township was designated as "Town No. 1 North, Range 10 East." The Southfield Coasting the Baseline Obelisk is the fourth obelisk installed to join those of other neighboring communities (Farmington Hills, Northville, and Novi) along Eight Mile Road. It is envisioned that markers will stretch from Lake St. Clair to Lake Michigan along the baseline. The markers, designed by Michigan native and world-renowned sculptor David Barr (1939-2015), include engraved references to early surveying tools, land ownership, and elements of each community's local history (including Southfield) and are made from alternating blocks of black and white granite . The obelisk shape was chosen because it was commonly used by early surveyors to mark significant geographical points. The site selected for Southfield's Coasting the Baseline marker is at Eight Mile and Rutland on City-owned property, located in the SODA district. The Southfield Coasting the Baseline Obelisk was erected in the fall of 2015 through private and corporate sponsors. The project includes a 24-foot by 24foot concrete plaza, divided into 36 equal squares to replicate the original 36 square mile sections of Southfield Township. Each section contains a survey marker representing a numbered section 1-36. Additional features include benches, brick piers and ornamental fencing, landscaping, and a "donation" plaza . The plaza was dedicated on June 10, 2016. -126- �Clrnpter 5: Economic Development Recent Programs and Initiatives Northland Center Redevelopment When the Northland Center first opened in 1954, it was the world's largest shopping center. Northland led the way for Southfield to become a major commercial, business, and residential center in metropolitan Detroit. In addition to being a catalyst to population growth in Southfield, the Center help foster enormous office expansion in the City. The opening of Northland Center on March 22, 1954, was the springboard for the phenomenal growth of Southfield in the 1950's and 1960's. The Northland Center was the Nation's first modern shopping mall opened in 1954. The anchor of more than 80 stores would be the world's largest branch department store: the JL Hudson Company. Hudson's selected the site in Southfield because of its location near major roads and the area's growing, migrating population. The architect, Victor Gruen's vision was to create an urban core in a suburban setting. He believed that a shopping center encompassed the good qualities of the old marketplace and country fair. However, after a sixty-year successful run and due to changing retail shopping habits of consumers and products, Northland center fell into receivership and closed in April 2015. Over time, Northland became a victim of the economy, competition from other lifestyle shopping centers, changing consumer tastes, and a shift in retail shopping including e-commerce. Ashkenazy Acquisition, which bought the Mall in 2008, defaulted on a $31 million payment in 2014. In September 2014, Northland Mall entered into a court-appointed receivership under the direction of Simon and Attorneys ("Simon"). Shortly after this both Target and Macy announced they would close their respective stores forcing the mall to close in its entirety April of 2015. In December 2015, the City of Southfield purchased the former Northland Center and its 114-acre site for $2.4 million. The purchase does not include the closed Target store or the Triumph Church (former JC Penny Department store). The City estimates that it will spend approximately $8-10 million in demolition and land clearance. The City of Southfield has identified two primary sources of funding: The Tax Base Initiative Fund (TBIF) and the Local Improvement Revolving Fund (LIRF). In addition, there are several grants and low interest/no interest loan opportunities to off-set part of the cost of the purchase, demolition, and site clean-up. Former Northland Mall Redevelopment Study In 2016, the City of Southfield hired a professional design development team, guided by a steering committee, to assist the City with the development of an initial strategic plan for the redevelopment and repurposing of the former Northland Mall site (approximately 114 acres) to include: acquisition, site assemblage, demolition, repurposing, public engagement, creation of mixed-use concept plans, g;-een infrastructure, place making, branding campaign, marketing, and a phased development plan. -127- �,_ -Chapter 5: Economic Development Recent Programs and Initiatives Reinventing Former Northland Mall Site As of August 2021, the City of Southfield successfully sold Northland Mall, for $11,093,000, to Contour Companies ("Contour") of Bloomfield Hills, Michigan. Contour Companies (aka Northland Center, LLC) have proposed a dynamic mixed-use redevelopment including apartments at various rental rates, retail and restaurants, office and green space that closely mirrors the City's original vision for the Northland Redevelopment based upon residents' collective input. Contour plans to save the original five retail pads from the former mall as well as the underground tunnels and former Hudson's building. The redevelopment will occur in two phases. Phase 1 will transform the property into a lively new urban center that consists of approximately 1,339-unit mixed-use apartment community which will provide work-force housing. Six of these buildings will have a commercial component on the ground floor. The former Hudson's store will be developed into the Hudson City Market, a vibrant food-and-specialty home furnishings marketplace, occupied with dining and entertainment options. Phase 2, located on the western part of the property, will both complement and complete the development's sense of community by incorporating townhouses and more mixed-useresidential. The landmark power plant is proposed to become a community clubhouse adjacent to the Northland water tower. -128- �Ch apter 5: Economic Dc,·clopmcnt Recent Programs and Initiath·c8 Northland City Center On January 19, 2021, the City Council approved and applied the Overlay Development District ODD (see Chapter 2: Key Recent Changes and Trends for full explanation) for the re-envisioned " Northland City Center," mixed -use development on approximately 105 acres by Contour Companies of Bloomfield Hills. Demolition began in the summer of 2021 and the first phase of development began, which includes a mixed-use development consisting of up to 1292 apartment units, 218 loft reside nces, and 144,522 square feet of commercial space along Greenfield Road, renovations to the former mall (approx. 750,000 sq . ft. i.e., Hudson Market Place, Health, Wellness and Fitness, Cinemas, etc.) Phase II will have mixed-use commercial space; 84 townhouses and 192 apartments; health, wellness and fitness; recreational facilities; hotels; senior living; medical and general office; water tower restoration; pump house renovation and related uses within the Northland Overlay Development District. LJ Phase 1-A Buildings '/\ & 'B' Constructio11 05.08.2022 to 09.03,2023 LJ Phase 1-B Buildings 'F' & 'G' D Phase 1-C Buildings Construction 03.15.2023 to 09. 15.2025 1' & 'K' Construction 10.15.2024 to 04.15.2026 LJ Phase 1-D Buildings 'C' & T LJ Phase 1-E Buildings 'D' & 'E' Construction 05.15.2025 to 0J.15.2027 - J LJ D Construction 05.15.2025 to 01.15 2027 Phase 1-F Buildings 'H' & 'N' ConstructioJJ 04.15.2027 to 02.15.2029 r!:c.se 1-G Buildings 'I: & 'M' Con~truction 04.15.2027 to 02.15.2029 LJ Pha se 1-H Northland Center Construction 11.15.2021 to 11.15.2025 Phase 1-1 Hudson's City Ctr. Construction 07 15.2022 to 11 15. 2025 NORTHLAND PHASING PLAN - Amended ODD for NoitoScxii~ · ~ · - CITY ·- -CENTER .. Costco - LJ Phase 2-A Costco Bus. Ctr Con ,truction 04.01.2023to11.04.2023 -129- �ChaJ>ter 5: Economic DeYelopmcnt Recent Programs and Initiatives The Middlepointe (formerly EverCentre) In 2021, Middlepointe Investment Group, LLC a Michigan limited liability company, was approved for an Overlay Development District for a mixed-use phase development for the city owned vacant 8.14-acre parcel (formerly known as "EverCentre") located at the northwest corner of Evergreen Road and Civic Center Drive. The multi-phased mixed-use development may include retail, restaurant, office, residential and pocket parks. The Middlepointe project consists of construction of new workforce housing and mixed-use development. This project will complete the site demolition left unfinished from the previous three building office-complex and fill and repair the grade issues left currently present onsite. The new development project consists of construction of a walkable, high-density mixed-use development. A mix of 4 to 6 story residential and retail buildings will be constructed on the western side of the site along Central Park Boulevard, with a multi-story parking deck, and integrated, high-density, ground level parking beneath one of the residential structures. In total, the project includes 275 residential units (240,000 square feet), a 448-space multi-story parking deck, 20,000 square feet of retail/commercial flex space with associated parking, and pocket-parks, public gathering, and green space. The apartments will include amenities such as community areas, pool, fitness center, business center, pet spa, parking garage, keyless entry, package room, storage, bike share and more. Residents will have direct access to City Centre shops and restaurants. The project is mixed-use and fits into the City of Southfield's redevelopment ready community plans for a walkable community. The city has made significant investments in improving walkability within the City Centre, especially along the Evergreen Road corridor, h together local businesses, universities, residences, and parks. This project significantly increases the Southfield City Centre's mixed-use presence, while providing amenities and services to residents and visitors all within walking distance. This project is a lynch-pin that will bind all the other efforts to date. -130- �Chapter 5: Economic nc,·clopmcnt Recent Program~ and lnitiatiYcs Location The project is located at the northwest corner of Evergreen Road and Civic Center Driver, Southfield's version of "Main St. and Main St." Located in the commercial corridor of Evergreen Road, in the heart of Southfield's developing City Centre district, it is adjacent to the city's municipal complex, library, golf course, ice rink, recreational and park center (east of the project), connected by a pedestrian crossing. New mixed-use residential development is located directly west of the project location. The Southfield Town Center office complex and the 33-story, 216 unit, 5000 Town Center residential high-rise along with 250 Brownstone Town homes are to the south of the project. This development will complement the numerous other mixed-use, retail, corporate offices and parks that have been developed in the City Centre over the past 5 years. Workforce Housing The project fits within the city's master plan and is part of the city's area-wide planning effort and integrated into its redevelopment ready community plans. Workforce housing is in high demand, especially in the City Centre area. Southfield has a large corporate footprint, and the current dated housing stock does not provide options which include modern design or amenities found in surrounding communities. This is critical to ensure Southfield can attract and retain residents in the workforce. More now than ever the current workforce is seeking housing options that are in close proximity of their jobs, including everyday services and amenities within walking distance. The Middlepointe Development checks all these boxes and will serve the current demand for workforce housing. The development also has space allocated for co-working space to accommodate the trend of remote workspaces. The City of Southfield has been actively supporting this development effort in the City Centre with the following projects. The Middlepointe development will provide a diverse mix of tenants that will create jobs and provide both entry-level positions and upper tier positions in the medical field. Furthermore, the development of this key site will attract new business and residents to the City, while spurring further development of nearby properties. This development will also act as a retention mechanism for companies who currently call the Southfield City Centre home. -131- �,,,,,,.. .,,,.,. Chapter 5: Uconomic Dt~,clopmcnt Recent Programs and Initiatives McKinley School Redevelopment In the 1920s, the local school district was served by a one room schoolhouse-not exactly the type of modern living that Baker was trying to sell to prospective homebuyers. Therefore, in an unusual fashion for a home developer, Baker himself financed the construction of a new school building to attract families to the area. The school, built in a then-popular Collegiate Gothic Revival style, was named for U.S. President William McKinley, and completed in 1929. McKinley School features architectural enhancements such as terrazzo floors and custom tiled drinking fountains and fireplaces. Southfield Township, and later as the City of Southfield after its incorporation, experienced significant post-WWII suburban development. The district's enrollment tripled in the 1950s alone. Due to overcrowding, in 1956 the school district constructed an addition to the building in the modern International Style. Just as in the 1920s, growth projections of the 1950s were overestimated and the population boom slowed, and in time the school found itself underused and outdated . McKinley School closed in 1971 but was given additional uses throughout the 1970s and early 1980s via special education, Southfield Schools staff offices and as a community -132- �Ch.tJ>tcr 5: Economic De, dopmcnt Recent Programs and lnit.iath·e s center. The school district leased and later sold the building in 1984 to the Academy of Detroit North, who at some point added portable classrooms to the property. The Academy of Detroit North closed in 2015 and the site has been vacant since. Phase I: 18 residential condominiums within school building and removal of temporary portable structures along with lawn restoration • • • 9 one-bedroom units (943 -1,020 sq. ft.) 6 two-bedroom units (1,281-1,786 sq. ft.) 3 three-bedroom units (2,100 - 2,600 sq. ft.) Phase II: Construction of 11 two-story, two-family side-by-side residential condominiums (22 total units) • 22 three-bedroom units (1,811- 2,090 sq. ft.) John Grace School Redevelopment The former John Grace School and Community Center, located at 2130 Indian Street, is being considered for adaptive re-use for affordable senior housing. The City, in cooperation with the Planning Department and Planning Commission, is looking at the feasibility of renovating the historic building, reconfiguring the site, and making public improvements near the subject property. In early 2022, the City began considering rezoning the property as a Residential Unit Development District (RUDD). The RUDD option amendment to the zoning ordinance was adopted on May 30, 2019, with the aim to spur innovative redevelopment of historic buildings; the John Grace site is one of several that had been designated as possible future RUDD sites within the city. John Grace Arms, a multifamily development proposal by Lockwood Companies, is now in the preliminary review process and, if approved, would provide 60 affordable housing units in addition to a 0.62-acre public park and indoor community space available for reservation. Providing appropriate senior housing options is increasingly important as the general population ages. Fewer financial resources are available to older residents, as such, they need affordable options that are safe, attractive, and stimulating. Many older adults live in established neighborhoods, and some find their financial resources strained over time, -133- �I .- Cha1>tcr 5: Economic Dc\'elopmcnt Recent Programs and Initiatives leaving them to struggle to maintain their homes, or worse, to heat them or pay their mortgage at all. Seen as a transition from the single-family neighborhoods to the north into the more intensely developed areas along Eight Mile Road and Grand River Avenue to the south, the improvements are likely to activate continued investment from the City, businesses, and neighbors. The Alcove and Arbor Lofts The Alcove I I Utilizing the Overlay Development District (ODD) zoning tool (see Chapter 2: Key Recent Changes and Trends), the Alcove project, pictured left, was the conversion of the former Hawthorn Suites into 144 total units of market-rate multi-family style housing units in 18 buildings with community center, pool, outdoor patios and dog park Arbor Lofts The Arbor Lofts project, pictured below, was a three-phase redevelopment project that converted the former 114,000-square-foot, four-story Civic Plaza office building into a new residential and retail community in 2013. • Phase 1: The top three floors were converted into 57 loft apartments with a total of 171 rooms. The first floor has been converted into mixed-use space, including a common gym, and lounge area, and other business and personal service type uses. • Phase 2: 16-24 two-bedroom micro-units (450-900 sf) within row-houses along Civic Center Drive and existing carports converted to 6 additional units. • Phase 3: includes 24-72 two-bedroom micro-units (450-900 sf) of multifamily units located to the northern portion of the site with a new dog park. -134- �Chapter 5: Economic D<.·Yclopmcnt Recent Programs and Initiatives Centrepolis Accelerator (LTU) Lawrence Technological University (LTU) is a private university founded in 1932 that offers nearly 100 programs through the doctoral level in its Colleges of Architecture and Design, Arts and Sciences, Business and Information Technology, and Engineering. PayScale lists Lawrence Tech among the nation's top 11 percent of universities for the salaries of its graduates, and U.S. News and World Report lists it in the top tier of best Midwestern universities. Students benefit from small class sizes and a real-world, hands-on, "theory and practice" education with an emphasis on leadership. Activities on Lawrence Tech's 107-acre campus include more than 60 student organizations and NAIA varsity sports. The Centrepolis Accelerator is a business incubator on a mission to accelerate the growth of Michigan's cleantech and advanced manufacturing entrepreneurs by providing access to key business and product development resources. Centrepolis is proud to announce the launch of the nation's first Cleantech, Climatech, and Circular Economy (C 3 ) Accelerator. First and foremost, the C3 Accelerator would not be possible if it wasn't for the funding partners at the Michigan Department of Environment, Great Lakes, and Energy (EGLE), NEI, Wells Fargo IN2, the DoE, City of Southfield, and Lawrence Technological University. As of 2021, the C3 Accelerator will utilize a $2S0K+ fund in grant, loans, and services to support the product development and scaling efforts of Michigan and globally based technology companies with solutions that support a cleaner and circular economy. Technologies: Cleantech Qualifications: -- - - -·- - --Utilizing waste streams in the value chain to convert into value added products and efficiencies, via recycling, upcycling, recovery, or reprocessing with other materials. ' t Circular Economy Renewable energy/fuels or improve energy efficiency, electrification, and non-fossil cleaner fuels, organic or natural materials that displace non-sustainable materials in products/processes, create or preserve clean water, 14.0 technologies allowing energy utilities, co-ops, and transmission firms to operate more efficiently. Climatech Reducing carbon dioxide, methane, and other harmful emissions, sequester CO2 into value added products, provide adaption solutions to existing and expected impacts of climate change. -135- · �Chapter 5: Economic Development Recent Programs and Initiative~ The C3 Accelerator is a 6-12-month program providing a comprehensive set of support services to advance business and technical milestones. C3 is different from most accelerators, the program offers support with no formal cohort like most accelerators do. The Accelerator will be organized each year and culminate in a business pitch showcase event to expose these promising companies to a large group of potential customers, strategic partners, and investors to further support their growth specifically in the state of Michigan. Dedicated participation and funding are in place to support underserved entrepreneurs including ventures led by women, minorities, veterans, and people with disabilities. The goals laid out for the C3 Accelerator are simple: 1. 2. 3. 4. To support Michigan-made products and Michigan supply chains to achieve a significant economic multiplier effect and sustain Michigan's global competitiveness. To be the most impactful, best-in-class hardware/physical product accelerator on the planet by generating meaningful and long lasting, local economic development. To develop hardware/physical products that advance sustainable renewable electricity, building energy efficiency, grid resiliency, mobility/vehicle technologies, and other clean energy innovations. To ensure the inclusion and success of all hardware/physical product entrepreneurs. We do this by partnering with community-based organizations, universities, and professional/industry associations to continually identify and recruit promising underserved entrepreneurs. After careful consideration, the eligibility for the C3 Accelerator has been laid out as follows: Start-ups and established firms with unique technology and/or business models. Michigan based firms, both start-ups and established firms with unique C3 technology and/or business models. Companies from outside the state will have an opportunity to apply as the Evergreen Fund plans to globally crowdsource the best-inclass technology companies and use the Fund as a business attraction tool for the State of Michigan. Companies must demonstrate that their technology can support the challenges and needs of Michigan partners, specifically State/County/City Departments, utilities, transmission firms, manufacturing, and commercial companies. Companies from out of state will be required to set up Michigan operations to qualify for funding including EGLE-derived grants. C3 program service offerings include access to grants and loans to support business milestones, pilots and demos, Department of Energy (DOE) Small Business Innovation Research (SBIR) and Small Business Technology Transfer (STIR) programs, connections to national labs, assistance with the Michigan match assistance pilot program, product design, engineering, and prototyping, design for manufacturability, supply chain support, supplier, customer, and strategic partner introductions, office and co-working space, free/discounted access to resource software, free/discounted events and much more. -136- ��-- ~ ...r Chapter 5: Economic De\'clopmcnt Key Trends & Challenges Key Trends & Challenges THE EVOLUTION OF THE EMPLOYEE Continuing Pandemic Impacts PAST Remote Work +-··---g Work anytime Wor1c9 ·S ~ The pandemic and Michigan State mandates changed the office work environment overnight in March 2020. In May of 2021, employers are now contemplating bringing employees back, albeit slowly, to the workforce for in-person work because the State of Michigan and the CDC will no longer need to require remote work for most employee's due to higher levels of those getting the COVID-19 vaccines. Further, companies are responding to employee concerns and comments regarding hybrid "3-2-2" work schedules (in office and work from home options) that allow for a greater work-life balance. The 3-2-2 schedule balance traditional and remote work, where employees work for three days in office, two days remote, and two days off. Employers are also embracing digital nomads: a person who earns a living working online in various locations of their choosing (rather than a fixed business location). Some companies are considering a gradual return to work in 2022. Thus, many companies are debating if they need more-or-less office space. As a result, the uncertainty in the market is leading to lower rental rates. Further, office developers are not building new speculative office properties. Some of these changes were being contemplated before the pandemic, but COVID-19 accelerated the future of work: • FUTURE As companies get their employees back to the office, we are still seeing a unsurety regarding the need for office space. Trends include reduction ofoffice space by 25-30% due to live-work home accommodations. • Office lease rates continue to decrease, and some predict we will not see pre-pandemic rates return for 5 years. • Office development has slowed as owners try to fill newly vacant space in their existing properties. -138- +-·· +-·· Work in a corporate office ~ Use company equipment Work anywhere Use any device 11'.:J Focused on inputs Focused on outputs Climb the corporate ladder Create your own ladder Pre-defined 1~1 Customized work Hoards information ~ Shares information +-··----+-··---work "'--··---□ = ~ =□ +--· ----·· ➔ No voice Can become a leader +-··---- Relies on collaboration Relies on technologies emailM +-··--- @' Focused on knowledge Focused on adaptive learning +-··---Corporate learning and teaching +-··--by Jacob Morgan ---- ·· ➔ tg:! Democratized learning and teaching thefutureorganization.com �Chapter 5: Economic Development Key Findings • Employees are making life decisions based upon the "new normal," including decisions about child-care, home school, and other lifestyle changes that fit with working from home. Much of the workforce indicated a preference for some sort of hybrid work arrangement, working some days in the office and others from home. 57 Nearly 6 in 10 American workers in an October [2021] survey by job search site Linkedln said they had gone through a career awakening during the COVID-19 pandemic, whether it was a desire for better work-life balance, deciding to pursue a promotion or redefining their means of success. 58 Changing Workforce Demographics The United States population is growing older, and the nation's workforce is reflecting these demographic changes. Today, people aged 65 and older represent one of the highest U.S. labor force participation rates in the developed world. As a result, some employers that typically depend on younger employees, such as retail and restaurants, are projecting labor shortages. Many businesses are now investing in older employee retention programs, such a better healthcare packages, to keep a firm grasp on their knowledge base. Other businesses are rethinking their model to make do with less employees overall. No matter the approach a business is taking, it will be even more important to consider demographics changes when planning for the economic future of Southfield. -139- �,-,.,r J/lfllllF Chapter 5: Economic Development Key Finding~ Key Findings Strengths and Opportunities Adaptive Reuse Tools The adoption and aggressive use of the RUDD, ODD, and MUCD tools puts Southfield in a strong position to facilitate and encourage more adaptive reuse development projects across the city. Zoning always works best when it is proactive - having the appropriate tools ready beforehand makes development simple and prevents the city from having to play catch-up to meet a project's needs. With the potential emergence of more available school sites in the future, this is one of the city's greatest assets. Weaknesses and Threats Office Space Vacancies Southfield has an overabundance of Class C Office Space that is vacant or underutilized. For more detail on the excess amount of Class C office space in the city, please see the Key Findings section of Chapter 6. DDA Finances As mentioned above, the SODA is not currently generating enough revenue to pay for the projects it proposed and is currently what some financial analysts call 11upside-down." This makes it difficult for the city to finance public placemaking projects and further improve the economic conditions of the Northland area. Additionally, SODA funds are often needed to help incentivize large developments looking for local infrastructure contributions. As such, the financial state of the SODA presents one of the greatest weaknesses going forward and great focus must be put on helping it recover. COVID-19 The pandemic has caused many companies to shift to an employee work from home or hybrid work from home and work in the office model that is reducing the need for office space. Many start-up businesses and online retail businesses have reduced the need for traditional office space and increased the need for storage use. -140- �Chapter 5: Economic DeYclopment ioals. Objecth-cs, m1d Sb·atcgic~ Goals, Objectives, and Strategies Goals o o o o o o o o o o Retain, expand, and attract businesses Remain business-friendly and continue to provide business incentives to maintain an equal playing field Support a more diverse economy and tax base Encourage innovation and the growth of emerging business sectors Develop local talent in an inclusive, diverse, and comprehensive ~atter Improve the learning-to-job pipeline for people at all levels of secondary and post-secondary education Attract and retain young professional and skilled older professionals Cultivate external businesses relationships to connect to the regional economy Establish and maintain housing, transportation, communication, and utility systems which foster quality development Encourage development that is environmentally sensitive and sustainable Objectives and Strategies o o o o o o o o o o o o o o Create programs and amenities that attract and retain young professionals Investigate methods to support the increasingly remote workforce Maintain Redevelopment Ready Communities (RRC) certification Initiate sustainable urban (re)development strategies that foster green business growth and build reliance on local assets Encourage the preservation of the city's historic assets, including historic neighborhoods, Mid-Century Modern buildings, and the former Northland Center area Provide start-up businesses with both financial and technical assistance Recruit growing businesses that are suited to the region and are seeking a highly skilled work force or are willing to train an entry-level work force Continually upgrade technology infrastructure to meet future need Provide information to local businesses about funding support and investment opportunities Assist local firms in finding appropriate development sites for expansion Facilitate the development of neighborhood business centers through land use and zoning Cooperate with local educational institutions to coordinate training/skill requirements to meet the needs of local employers Assist older adults in finding both paid and volunteer job opportunities Identify the economic needs of the chronically unemployed and underemployed in the region and develop programming including education and retraining - to meet those needs -141- ��Chapter<>: Existing and Future Land Use Introduction Chapter 6: Existing and Future Land Use Introduction The way we use our land determines our daily lives - whether we can walk to the grocery store, how far we must travel for work, and what it looks like right outside our living room window. The placement and quantity of different land uses, such as retail and shops, medical offices and outpatient clinics, parks, and more, affects how people experience Southfield every day. Examining where land uses are today and planning for where they should be in the future is critical to shaping a city that supports the health, welling, prosperity, and happiness of all residents . Background & History In the past 60 years, Southfield has grown from a rural farming community to one of the leading business centers in Michigan and the Midwest. Few other metropolitan areas can boast such a beautiful skyline, replete with golden skyscrapers and high rises located just minutes away from quaint, tree-lined neighborhoods. As we celebrate Southfield's history, we look fondly back on where we have come as we look optimistically forward to where we are going. Pre-1900s Prior to settler arrival in Michigan, the land now containing Southfield was home to several Indigenous villages of Neshnabek {Potawatomi). While much of the Neshnabek land in southeast Michigan had been taken by the United States government in the 1807 Treaty of Detroit, the Neshnabek had retained several areas of land in Oakland County. These included two villages in Southfield Township, the Seganchewan village in sections 8 and 9, and Tonquish's village in sections 30 and 31, both in the western part of the township. A portion of the Shiawassee Trail, an American Indian road running from just west of Detroit north and west to the Saginaw River, ran through the southwest corner of the township roughly along what is now Shiawassee Street. Both land reservations were taken by the United States government in the 1827 Treaty of St. Joseph, in which this land and other tracts were exchanged for consolidated land in Kalamazoo and St. Joseph counties. For more information on the American Indian history of Southfield, please see in the Indigenous History section of Chapter 1: Background . -143- �ChaJ>lcr 6: Existing and Future Land Use Rackground & History The first stable roads in the metropolitan area were Grand River and Woodward, and the first road to pass through the area now known as Southfield was Shiawassee. These roads came to dictate trade throughout the area, and heavily influenced the largely agricultural development of the area pre-1900s. 1900s to Present Following the Depression and World War II, Southfield faced a period of potentially explosive growth when it developed as one of Detroit's first inner-ring suburbs. Like many suburbs, this meant a rapid transformation from a largely agricultural area into an urbanized one, characterized by detached single-family houses and low-density shopping centers. After incorporating in 1958, Southfield embarked on a series of planning efforts to manage and encourage controlled growth. On February 1, 1960, Southfield opened its own library in the former Brooks School building at 11 Mile and Lahser and soon after, in 1964, the Southfield Civic Center opened, featuring a new Library, Parks and Recreation Building, Police Headquarters and City Hall. The Civic Center Arena, with its swimming pool and indoor ice-skating facilities, was opened in 1970. Beginning in 1978, the Civic Center facilities were expanded to include a new Public Safety Building, a Court Building and the Southfield Pavilion, a multi-use facility with a capacity of 3,000 people. The Library, with a collection of over 150,000 books and other media, was also expanded to include a separate non-fiction level and offices. A new state-of-the-art library opened in 2003 and offers extensive service to the residents of the city. Parks developed in the City include Cranbrook Park (1968), Optimist Park (1965), Lahser Woods Park (1970), Valley Woods Nature Preserve (1972), Robbie Gage Memorial Park (1972), Evergreen Woods Nature Preserve (1975), Pebblecreek Park (1978), Catalpa Park (1978), Bedford Woods Park (1978), and Inglenook Park (1981). -144- �Chapter 6: E.\.isting and Future I.and lTsc Existing Land l s T 0 Existing Land Use About The collection and analysis of existing land use and natural features information represents one of the most important steps in the Comprehensive Plan update process. The analysis of such information not only identifies what and where particular uses exist, but also provides insight as to where future development might occur, as well as where land use conflicts exist or may develop. Land use planning is the primary tool communities use to correct or avoid land use conflicts and to create sustainable and supportive land use arrangements. From September 28, 2020, through December 4, 2020, Planning Department Staff conducted a Land Use Survey of every property in the City of Southfield to determine if the mapping from the previous Master Plan conducted in 2016 was still accurate. Due to the COVID-19 pandemic, each Staff member was given 6 Sections of the City to review individually via a "Windshield Survey." Each staff member drove by each site in the Sections they were given to confirm the land use indicated on the maps matched the actual land use character of the property based on the Land Based Classification Standards (LBCS) system. The result of the surveys found that, overall, the previous mapping was accurate though some properties did need to have their classifications changed due to rezoning of properties that had occurred over the past 5 years, may have been mislabeled previously, the uses had changed, or the structures on the sites may have been removed resulting in a "Vacant" classification. Any changes to property use were documented on the current land use maps and updated with the help of the Engineering Department in the City's GIS (Geographic Information System) mapping software for the City. Land-Based Classification Standards provide a consistent model for classifying land uses based on their characteristics. The model extends the notion of classifying land uses by refining traditional categories into multiple dimensions, such as activities, functions, building types, site development character, and ownership constraints. Each dimension has its own set of categories and subcategories for classifying land uses. By classifying every land-use across multiple dimensions, users can have precise control of land-use classifications. QUICK DEFINITION - "ACTIVITY" Activity refers to the actual use of land based on its observable characteristics. It describes what takes place in physical or observable terms (e.g., farming, shopping, manufacturing, vehicular movement, etc.). An office activity, for example, refers only to the physical activity on the premises, which could apply equally to a law firm, a nonprofit institution, a courthouse, a corporate office, or any other office use. Similarly, residential uses in single-family dwellings, multifamily structures, manufactured houses, or any other type of building, would all be classified as residential activity. -145- �--- ,,, Chapter 6: Existing and I•uture Land C.se Existing Land Csc The Existing Land Use Color Code The Land Based Classification System classifies land use using a four-digit code and individual colors as follows: Color , Code Label 1000 Residential 1001 Multi-family Residential Hotels 2000 Business 3000 Industrial 4000 Public Institutional 4500 Private Institutional 5000 Roadways/ Travel and Movement Description Example Activities Includes activities that occur in single-family residential uses or structures Includes activities that occur in all types of residential uses, structures, ownership characteristics, or the character of the development Single family and manufactured homes, hotels, tourist homes, and B & B's Apartments, townhomes, triplexes, and other multi-family structures such as dormitories or group homes Hotels, motels, hostels Includes all short-term stay uses Includes all uses that are business related. Used as a catch-all category for all retail, office, commercial, and industrial activities Includes all manufacturing, assembly, warehouse, and waste management activities Includes all publicly owned, institutional, or infrastructure related activities Retail shops, stores, restaurants, offices, and banks Assembly plants, manufacturing facilities, industrial warehouses, trucking, self-storage, solid waste, landfills, and recycling facilities Educational facilities, schools, instructional and administrative functions, public safety, utilities Includes all privately owned, institutional, or infrastructure related activities Cemeteries, health care facilities, and military complexes Includes all activities associated with all modes of transportation. It includes rights-of-way and such linear features associated with transportation, including free standing parking lots. Includes all activities associated with mass assembly of people for either transportation, spectator sports, entertainment, or other social and institutional reasons Pedestrian-only roads (such as open walking mall areas) that are in the right-of-way, roads, parking areas, car washes, public transit yards and stops, trains, and railroads 6000 Assembly 7000 Leisure Includes all forms of leisure activities, both active and passive 8000 Natural Resources Includes all agricultural activities for the production of food and fiber products 9000 Vacant No human or classifiable activity -146- Bus terminals, spectator sports stadiums and venues, movies, concert, and entertainment venues, City Hall, religious institutions, museums, libraries, and galleries Bike paths, pathways, athletic tracks, playgrounds, trials, health clubs, gymnasiums, indoor and outdoor recreational facilities, ice rinks, golf, parks, pools, and other recreational venues Farming, cultivating and harvesting crops, feeding and raising of livestock, forestry, mining, quarrying, drilling, and dredging. Excludes forest logging and timber- harvesting operations but includes sod production, nurseries, orchards, and Christmas tree plantations Vacant lot where a house was demolished �Map 13. Existing Land Use Map C=:] 1!!1 1,ll,1, Ill 111 . _"IK I II, • Uu 1111 1 ~ 111 In ,,o; Ill i'-011, II,· Iii!" ►1r- ... ( <tllllllt ll I L( I{ 11\r l1ulu,..1ul, . , I\\, ,1 11111 1 1 t~"'' l'11lt I, n·. <",·m,1t 1k \1,1,w, ,· 1'.1tli.,. 1 1;,I C:l•NI·\ H. •'11H> Ill [=:)•1~1): 'l,,I\. D,k- 11 11 .,-.1 ...,: .!t c.. .:,t. r:i w C .2:· G 0 0.5 I indt - 2.8 ;o tn-1 �Chapter<,: E,dsting and Future Land l lse Existing Land lTs 1 • Note that Existing Land Use maps differ from the Zoning District Maps - the Existing Land Use Maps drill down further to literal use of a land, such as a gas station, grocery store, or dental office, while the Zoning Map just refers to general categories like commercial or residential. Takeaways on Existing Land Use Southfield Existing Land Uses 2021 Oakland County Existing Land Uses 2021 ~AND Y COU N M I C" ►ll G"AN Land Use I I I I I I Agricultural Single FamiJy Residential Multiple Family Mobile Home Park Com merctal/Office Industrial PubllcJlnstitutional Recreation/Conservation Transp.lUtility/Comm. Extractive Vacant Water Railroad Right-of-Way Road Right-of-Way LJ Agrtcultural 6,550.7 1,381 .0 38.9% 8 .2% 16,978 167 87.6% 0.9% . Single Family Residential Multiple Family Mobile Home Park I Commercial/Office Industrial I Public/Institutional Recreation/Conservation Transp./Utility/Comm . Extractive Vacant I 2,057.9 445.6 1,455.7 814.0 275.3 12.2% 2.6% 8.7% 4.8% 1.6% 905 35 4.7% 0.9% 0.8% 0.6% 0.2% 709.7 4.2% 0.6% 853 4.4% 106.4 181 155 112 I I I ' Water Railroad R1ght-0f-Way I Road Right-of-Way 1 I 3,022.8 18.0% • r.uti Area (ac.) Area %) 25,325.6 4.4% 232,359.5 40.0% 2.4% 13,931 .0 3,302.8 0.6% 3.2% 18,564 .8 3.2% 18,867.7 3.6% 21 ,074 .1 14.6% 84,902.4 1.1% 6.285.4 5,581 .2 1.0% 53,658.1 9.2% 6.1% 35,248 .3 1,009.9 0.2% 61 ,393.3 10.6% Parcels Parcels % ) 693 371 ,822 2,412 237 12,860 5,903 3,104 7,235 1,215 98 27,738 1.7,o 0.3% 0.0% 6.4% -J;ll.1,H1W 1111it»'Wl'~-lit'. . . .l'1till,,:, By far, the City of Southfield is a residential community - 88.5% of land use is in Single Family and Multiple Family parcels and is on par with Oakland County as a whole . 5.6% of land use is in Commercial and Industrial uses situated along Eight Mile, Telegraph Road and Northwestern Highway; about 2% more than Oakland County. Recreation/Conservation uses only make up 0.6% of the city's land which is below Oakland County area which is 1.7%. With such a large residential community, access to more recreational opportunities in the form of pocket parks, neighborhood parks, trails and greenways, and other amenities throughout the city should be explored for underserved parts of the community. -148- �~ ~ - ~ ~ Chaptl"r 6: Existing and Future I.and l Tsc Key Trends & Challenges Key Trends & Challenges Limited Land The City of Southfield has limited inventory of vacant land available for development that is not encumbered by woodlands, wetlands, or steep slopes. Excessive Amount of Class C Office Space The COVID-19 pandemic has drastically reduced the need for office space as many people are now working from home, either full- or part-time. As a champion of office space over the last decade, Southfield now faces the threat of having too much vacant office space with no interested tenants. The pandemic has exacerbated the negative cycle that comes from having empty buildings. Low occupancy rates lead to a loss of revenue for landlords, who - in turn - can no longer afford to invest the money in upkeeping empty buildings. Over time, the buildings deteriorate and lose value, which in turn lower the city's tax base. Repurposing this office space to meet the needs of the modern workforce and the desires of developers is going to be one of the largest challenges as the city looks to the future and the coming decades. -149- �Chapter 6: Existing and Future Land t 1sc Key Findings Key Findings Strengths and Opportunities Adaptive Reuse: RUDD & School Sites The City of Southfield has been supporting the adaptive reuse of former school sites through the creation of the RUDD district. These sites present a key opportunity for the city because they are some of the very few large, contiguous parcels available in the city. As such, they are some of the few sites where comprehensive planned developments are possible and are the most ideal sites for large multi-family and mixeduse projects. The city is already capitalizing on this opportunity and turning it into a strength today and will continue to do so if more school sites become available for adaptive reuse in the future. Shallow Office Lots Lot depth Limitations on major east-west corridors (Nine, Ten, and Twelve Mile Roads) present an opportunity to change conventional zoning districts to mixed-use, higher density residential. Thus, the City will develop regulations to create a flexible Mixed -Use Corridor District (MUCD) to encourage adaptive reuse and infill development. Weaknesses and Threats Planning Commission Powers Southfield is one of many cities across Michigan that decided long ago to give some of the decision-making powers typically held by the Planning Commission to City Council. By state law, governing bodies (city councils, township boards, etc.) are always involved in some types of development projects, such as property rezonings, that may have wide-reaching impacts. However, some governing bodies want to be more involved in the other development projects that are happening in the community, and pass resolutions that increase the scope of their influence regarding planning and zoning. Today, the Southfield City Council is the final authority on all site plans, special land uses, and other development projects, while the Planning Commission simply issues recommendations to Council. This process is unusual compared to other Michigan communities and means that developers must wait twice as long to get anything approved because each project must go through twice as many meetings. Additionally, the State's RRC program requires that Planning Commissions have final decision-making authority for a community to receive state funds. As it stands, the legislative arrangement in Southfield is costing developers time and money and may prevent the City from claiming the state funds available through RRC, making it one of the largest weaknesses as the community looks to the future . -150- �- - --- - Chapter 6: Existing and Future Land Use Future Land L'se Future Land Use About Future land use categories are used to describe how the community wants a particular neighborhood or geographic area to feel in the future the variety of houses, shops, and amenities people want to see while walking down the street and the overall density of the area. Future land use categories are often confused with zoning district categories, which prescribe exactly what type of structure is legally allowed, the standards to which it must be built, and the uses that are permitted on each individual property. The Future Land Use Map does not prescribe legal zoning classifications, but rather describes the general character that the community wants to achieve in different parts of the city. Future zoning changes will be compared against the map to make sure they align with the community's aspirations. Southfield's Future Land Use Map serves as the primary policy guide for future land use decisions, investment in public improvements, and coordination of public improvements and private development. The map presents an idealized future indicated by the growth patterns in the city. It is the intent of the map to assist in the orderly development and redevelopment of the city, and to assist the community in enhancing its vision for the future. The factors involved in determining future land use include: • • • • • • • • • • • • Consistency with existing land use patterns. Relationship to uses in surrounding communities to ensure compatibility at City boundaries. Reduction in incompatible land use relationships. Creation of suitable land use transitions through intermediary uses like office between single-family and larger scale commercial uses. Suitability of the site for different land uses in terms of site size, features, and adjacent uses. Maintenance of aesthetic qualities that contribute to the community character and quality of life. Existing planning policies and zoning regulations. Availability of infrastructure including utilities, roads, and community facilities. Average daily traffic volumes on adjacent streets. Preservation of natural features and consideration of the effects of development on the environment. Market conditions for various land uses. Goals of the Plan that express the community character desired by residents. -151- QUICK DEFINITION - "DENSITY" VS "BUILDING INTENSITY" Density refers to the number of housing or commercial units over a given area. For example, an apartment building may have a density of 12 housing units per acre, while a detached single-family home may have a density of 1 housing unit per acre. Density always depends on the total size of a parcel. Building intensity refers to how much built area there is on the parcel and may be expressed using a variety of measurements, such as the building height, "bulk," or the percentage of the parcel covered by a building footprint. For example, a 30 -story office building covering 90% of a parcel would be considered high intensity, while a 2-story duplex covering 25% of a parcel would be considered low-intensity. .-.: ...... �Chapter 6: Existing and Future Land Use Future Land ese The Future Land Use Color Code Complete description of the objective and general character associated with each color code, see the pages following the Future Land Use Map. Color ! Label · Quick Description Low Density Single-Family Residential Single-family homes on lots 20,000 sq. ft. or larger Moderate Density Single-Family Residential Single-family homes on lots less than 20,000 sq. ft. Low Density Multiple-Family Residential Moderate Density Multiple-Family Residential Local Mixed-Use Regional Mixed-Use Office/Research Medical/ Educational Institutional Light Industrial Industrial Private Parks and Recreation/ Cemeteries Public Parks and Recreation Townhouses and multiple-family units, generally under two stories Multiple-family units over two stories Primarily business in nature, mixture of neighborhood commercial, service, and office with accessory multiple-family uses Entirely business in nature, mixture of large-scale commercial, service, and office Corporate and medical offices, research facilities, TV stations Regional college or hospital campuses Wholesale, warehouse, and industrial operations with minimal external impacts Wholesale, warehouse, and industrial operations Privately owned or operated recreation facilities and open space City-owned or operated recreation facilities and open space ,I -152- �Map 14. Future Land Use Map --~~- City f Lathrup \'ill.1 . . . . . EduatlClnlll - ltutle . . . . lndu o- 1 I i11d1 - t.:Qo C('I �ChaJ>lcr <>: Existing and Future Land Us Future Land Use General Character Description To protect the vitality and character of the existing Low Density Single-family Residential neighborhoods in the city, development in these areas should continue to follow the traditional neighborhood design principles that currently prevail in these areas. Infill and redevelopment in existing neighborhoods must be compatible with the surrounding environment, including massing, size, spacing and architectural styles that are compatible with the surrounding established residential neighborhoods. Street design in new developments should include an interconnected street system, sidewalks, street trees and adequate lighting. Green streets stormwater approaches incorporating bioretention and the use of permeable surfacing in parking lanes or other low-volume areas should be considered and encouraged. A unique low density single-family area is found on Farm brook Road, north of Twelve Mile Road between Franklin and Telegraph Roads. This area has a distinct rural character and potential geological issues that need to be considered during any potential redevelopment. While the density may be increased slightly, homes in this area should still fall within the low-density category and shall take advantage of the unique water features. The design of Farmbrook Road shall retain its open and rural character. -155- �t. Chapter 6: Existing and Future Land l ~sc Future Land Use Moderate Density Single-Family Residential Single-family homes on lots less than 20,000 sq. ft. Location Most residential neighborhoods within Southfield fall into this category. Objective Moderate Density Single-family Residential development contributes to the goal of providing a larger variety of single-family housing types and price ranges to accommodate residents in all stages of life. This variety should include residential development designed to attract young professionals from other areas to begin and grow their careers. Furthermore, the higher density single-family residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. Land Use This designation is intended to accommodate single-family residential development on lots that are smaller than half an acre. Lot sizes can range from 7,500 sq. ft. up to 20,000 sq. ft and corresponds generally with the R-A, R-T and R-1 through R-4 zoning districts. Accessory and support uses such as small to moderate sized churches, parks and schools may be considered, provided they do not disrupt the character of established neighborhoods. Such uses should be considered special land uses to ensure compatibility. Home occupations should also be explored, as discussed in the Low Density Single-Family Residential category discussed on the previous page. General Character Description To protect the vitality of the existing Moderate Density Single-family Residential neighborhoods in the city, development in these areas should continue to follow the traditional neighborhood design principles that currently prevail in these neighborhoods. Infill and redevelopment must be compatible with the surrounding environment, including the massing, size, spacing and architectural styles that are compatible with the surrounding established residential neighborhoods. Street design in new developments should include an interconnected street system, sidewalks, street trees and adequate lighting. Green streets stormwater approaches incorporating bioretention and the use of permeable surfacing in parking lanes or other low-volume areas should be considered and encouraged. These neighborhoods face many challenges as the lots are often smaller than desired for modern home expansions or new development. Future reinvestment in these neighborhoods will need to provide spacing between homes adequate for emergency service, while maintaining the traditional neighborhood design principles that currently prevail. -156- �Chapter 6: E:\..isting and Future Land Use Future Land Us One unique area shown for moderate density single-family is along Nine Mile Road, just west of Telegraph Road which is a residential area peppered with farm markets. Through the years, these markets have become part of the neighborhood ambiance. A special study for this area by the City suggested the existing markets should be encouraged to remain, and that minor expansions to the uses would be considered with corresponding improvements to the site to improve appearance and access. However, the markets are non-conforming, meaning the land is zoned residential so no other business use is permitted. If the current uses cease, any redevelopment should be residential. Another area that requires additional discussion is the eastern frontage on Evergreen Road between Nine Mile and Ten Mile Roads. Located across the street from the Word of Faith Christian Center and accessed off a busy north-south arterial in the city, uses other than single-family residential uses may be appropriate if well designed. Small scale office and multiple-family uses may be considered along this stretch if the buildings are designed with a residential appearance and are well buffered from the established neighborhood to the east. -157- �... - _.-Chapter 6: Existing <tnd Future Land Use Future Land Use Location Low Density Multiple-Family Residential Scattered throughout Southfield, Low Density Multiple-family Residential uses are usually found on major roads and abutting nonresidential areas. Townhouses and multiple-family units, generally under two stories Objective Low Density Multiple-family Residential is intended for residential land uses at a higher intensity, or density, than the single-family areas, with the objective to promote a mixture of housing opportunities throughout the city. Multiple-family residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. The Low Density Multiple-family Residential designation offers home ownership possibilities not typical of higher density multiple-family areas. This designation also works well as a transitional use by buffering lower intensity single-family uses from higher intensity commercial uses and roadways with higher traffic volumes. Land Use Intended land uses within Low Density Multiple-family Residential areas include attached single-family buildings, duplexes, or low density multiple-family developments. This includes townhouses, attached condominiums, apartments, and senior housing developments under two stories. The expected density range of this classification is up to 30 units per acre and corresponds with the R-T, RC, and RM zoning districts. General Character Description Low Density Multiple-family Residential development should include high-quality design that emphasizes pedestrian connections with surrounding uses, provides alternative housing options, and act as a buffer between single-family neighborhoods and higher intensity uses. Future development under this designation should be designed to maintain a neighborhood scale and character to limit potential adverse impacts to adjacent single-family areas. New development should possess innovative design elements that are consistent with the residential character of the City such as ranch-style units or stacked condominiums with individual entrances that are more common in owner-occupied units. Some areas will be appropriate for cluster development to protect open space and preserve key natural features while still permitting adequate density. The area on the east side of Berg Road north of Eight Mile Road is an example of a site that is suggested for cluster development. Adhering to LID site design principles will be important to balance development with water quality and natural resource protection. -158- �,_ Chapter 6: Existing and Future Land lJsc Future ·1,and Use Moderate Density Multiple-Family Residential Multiple-family units over two stories Location Moderate Density Multiple-family Residential areas are generally located on major roads such as along Telegraph and Greenfield Roads, Northwestern Highway, or near activity nodes such as Northland Mall and Providence Hospital. A residential market analysis is recommended to determine the type and quantity of various housing options needed and underserved in Southfield. Objective Moderate Density Multiple-family Residential development in Southfield contributes to the goal of providing a wide variety of housing types and price ranges to accommodate residents of all lifestyles. Multiple-family development provides living options with pedestrian connections to nearby commercial, institutional, and civic uses. They provide both affordable housing in the City and homes for those seeking low and no maintenance ownership opportunities. These developments may also cater to the growing older age segments of the population. Land Use Permitted land uses within Moderate Density Multiple-family Residential areas include a variety of multiple-family developments, with a focus on apartment or loft complexes, senior housing over two stories in height, and adaptive re-use of former school sites developed under the Residential Unit Development District (RUDD) provisions. The expected density range of this classification is from 30 to 60 units per acre and corresponds with the RMM, RC, and RMU zoning districts. General Character Description Moderate Density Multiple-family Residential development should possess innovative design elements that are consistent with the character of the City. Stormwater features suitable for higher-density settings and buildings, such as planter boxes, green roofs, and permeable surfacing are encouraged. The design of the multiple-family buildings should complement adjacent single-family neighborhoods but may feature buildings with first-floor communal entrances that emphasize pedestrian connections with nearby shopping and transportation opportunities. -159- �,,...... Chapter 6: Existing and Future Land Csc Future Land Use Local Mixed-Use Primarily business in nature, mixture of neighborhood commercial, service and office with accessory multiple-family uses Location Local Mixed-Use nodes are found strategically throughout the city. Primarily located at intersections of the Mile Roads and corresponding north/south arterials, Local Mixed-Use areas are also found along many of the Mile Roads, Greenfield, Southfield, and Lahser Roads. Objective Local Mixed-Use areas provide convenient and easily accessible businesses and services, along with alternative housing options in a concentrated area. These nodes of activity are intended to include uses that support nearby residential neighborhoods without adversely impacting the residents. The localized, neighborhood configuration of these nodes promotes local trips and walkability. Land Use Uses within Local Mixed-Use areas include a mixture of residential and nonresidential uses, both vertically and horizontally. This includes live/work units, upper story residential units, attached townhouses, multiple-family buildings, small-scale retail establishments of less than 20,000 square feet, personal service businesses, restaurants, and offices. Businesses considered appropriate should conveniently serve the immediate neighborhoods, within a one-and-a-half-mile radius. General Character Description With a stronger focus on building form rather than land use, sites within the Local Mixed-Use designation should be integrated into surrounding neighborhoods. This can be accomplished through traditional design elements that replicate the character of adjacent neighborhoods, promote walkability within the area, and provide shared access whenever possible. Redevelopment should focus on requiring consistent site upgrades as development occurs, including improved site design, stormwater management, access management, building facades, streetscape elements, pedestrian access, public transit access and landscaping. Generally, parking areas should be in the rear or side rather than in the front of the building. The scale and size of the developments in these areas should be limited to promote a pedestrian scale environment, minimize traffic impacts and be compatible with adjacent neighborhoods. In addition, adequate buffering shall be provided to minimize noise and light impacts on the residential neighborhoods. A couple of sites exist on Franklin Road, just north of Telegraph that are currently used as single-family homes. Redevelopment of this area should consist of low intensity mixed use residential and office, with the potential for some limited commercial uses. Any redevelopment of these sites will require deep buffers and residential design to be consistent with the neighborhood to its west. -160- �Cha()tc.r 6: Existing and Fu lure Land l 1s•' Future Land ( ·s Location Regional Mixed-Use centers are located around existing nodes of activity at Northland Mall, certain sections of Eight Mile Road, along Northwestern Highway and Telegraph north of 1-696. Many of these areas are eligible for the Overlay Development District (ODD) tool. See Chapter 5: Economic Development for more detail on ODDs. Objective Regional Mixed-Use uses tend to cater to automobile traffic from a broader market area and provide a wide variety of businesses and services to residents, employees, and visitors to the metro Detroit region. These regional nodes of activity are intended to include uses that support residential neighborhoods without adversely impacting the residents. land Use Uses within Regional Mixed-Use areas promote a mixture of residential and non-residential uses, both vertically and horizontally. This includes live/work units, apartment complexes, adaptive reuse of antiquated office buildings into loft apartments, senior housing, a variety of large- and small-scale retail establishments, personal service businesses, restaurants, and offices. These areas may contain hotels, movie theaters, drive-through restaurants, and dealerships as well. The larger scale of these areas will require a large amount of floor space and parking, as they cater to a regional market. General Character Description Like the Local Mixed-Use designation, the focus in the Regional Mixed-Use designation is not particularly on use but on form and layout of the site. Since much of these areas are already developed, the challenge will be in encouraging redevelopment and consistently requiring site upgrades as development occurs. These upgrades include improved site design, access management strategies to liT.prove traffic circulation both in the roadway and between businesses, pedestrian access, higher quality and diversified building facades, low impact design, storm water management, sustainable landscaping, etc. New development should be of a unique design and architecture, with a mixture of uses to strengthen these existing regional nodes. -161- �r' - - -- -- _.. -- ....,... ....,.... Cha))ter 6: Existing and Future I.and l.lsc Future Land llsc Office/Research Location Corporate and medical offices, research facilities, TV stations Office/Research uses are focused along the service drives to 1-696 and M -10 and within the American Commerce Center on Eleven Mile Road . Objective Office/Research uses are important to the city as they diversify the tax base, balance traffic flow associated with residential/commercial uses, and provide employment opportunities. Land Use Representative uses include corporate headquarters, research facilities and centers, technology or pilot testing facilities, microelectronic and biotechnology uses, and certain industrial research operations that are compatible with others uses envisioned within the designation along with a limited number of commercial uses. General Character Description While the definition of Office/Research is somewhat broad, the intent is to concentrate certain compatible uses in a planned, campus-like setting with more extensive landscaping, higher quality architecture and more site amenities than typically found in general industrial areas. Outdoor storage of materials and equipment is limited, with screening required where it is to occur. Ancillary commercial uses should only be permitted if the following criteria could be met: • The amount of commercial will not materially erode or diminish the property available for the Office/Research uses. • • The commercial uses would include those to serve both nearby residents and employees and visitors to the Office/Research uses. Traffic impacts could be addressed, as commercial uses tend to generate more traffic than Office/Research uses. -162- �haptcr 6: Existing and Future Land Use Future Land l's Location Educational/Medical Institutions include the existing facilities and planned expansion areas around larger medical institutions such as Straith Hospital for Special Surgery, located on Lahser. Objective These institutions provide local choices for high quality medical and educational opportunities located within the City of Southfield. In addition, they serve as a regional draw for people to come to the city, thereby enhancing the local economy. Land Use This category includes regional college and hospital campuses with a complementary mixture of uses. Included in this category are Straith Hospital and related offices, residences, and other ancillary uses. General Character Description These campuses are park-like settings with integrated site design and access. Future expansion of these facilities should be consistent with the existing campus, respect surrounding land uses, and provide a balanced mixture of uses that minimizes off-site impacts. -163- �,. - __... _..... Cha))tcr 6: Existing and Future Land l.Jsc Future Land Csc Light Industrial Location Wholesale, warehouse, and industrial operations with minimal external impacts Light Industrial areas are primarily situated in the southern portion of the city, off Eight Mile Road (Bridge Industrial Park), off Lahser Road (Southfield Business Park), and pockets on East Street, Keefer/Hazelhurst area, and Mapleridge Ave . Objective Light Industrial is intended for a variety of lower intensity industrial operations, such as light manufacturing, and assembly, research, and technology and industrial offices. Light Industrial developments are an important source of the employment and tax base and have significantly less impact on surrounding areas than Industrial uses. Land Use Appropriate uses for the Light Industrial district include high-tech industries, research laboratories, light assembly operations and corporate offices. Commercial uses that support industrial activities are encouraged in these areas. Heavy, smokestack industries and large warehouse operations dependent on heavy trucking or rail are not intended for this district. General Character Description Redevelopment of Light Industrial areas should include improved site design, access management tools, attractive building facades and significant landscaping to establish a park-like setting. Similarly, new development should take the form of a design-controlled, industrial/ research park, with integrated site planning. The planned industrial centers provide an environment for a mix of office, commercial, light industrial, and research uses within a controlled environment. External nuisances, such as noise and odors, should be minimized through design and activity restrictions. -164- �,. Chapter 6: Existing and Future Land Ps Future Land llsc Location Industrial areas are limited to three distinct areas located off Eight Mile Road . Objective Due to the city's access to major transportation routes, industrial uses are anticipated to play an important role in the economy of the city. While such uses are desirable in terms of tax base and job creation, they must be located appropriately to limit adverse impacts to lower intensity uses. Land Use This category is intended to accommodate higher intensity industrial uses, such as manufacturing, major assembly of products, primary metal industries, fuel or hazardous materials handling, truck terminals, distribution facilities, and other similar uses, including auto-related recycling facilities. Areas with facilities involved in chemical production, heavy assembly, large warehousing, and trucking are intended for this designation . General Character Description Areas with Industrial designations require special planning and site design. The operation of these uses may involve heavy truck traffic, outdoor storage, rail access, odors, and noise. As with the Light Industrial designation, site design, appearance and buffering are important to ensure that such impacts are limited, especially where they abut residential land uses. Development and redevelopment of these areas should concentrate on minimizing impacts by screening outdoor storage areas and facing overhead doors away from the street or neighboring residential areas so that loading and unloading activities are not visible. -165- �,.,_.... ... Cha,p ter 6: Existing and Future Land Use Future Land tTs 1 • Location Public Parks and Recreation uses are located throughout Southfield, strategically located to best serve city residents. Objective ... Public Parks and Recreation facilities in the city are intended to provide a wide variety of high quality passive and active park facilities in locations that are convenient for residents and visitors alike. The City has a separate Parks and Recreation Plan, which more specifically discusses the existing and planned facilities and outlines goals and objectives for maintaining the City's Parks system. Land Use Land uses included in the Public Parks and Recreation category are Cityowned or operated recreation facilities such as sports fields, golf courses, playgrounds, pathways and nature trails, picnic areas, and open space areas. A mixture of passive and active recreation is encouraged. General Character Description Preservation of open space and the availability of recreation facilities are extremely important to city residents. This promotes a higher quality of life and increases the desirability of the city. Parks should continue to be integrated into the city's neighborhoods to create a unified system. The sizes of the spaces should vary depending on their function. Neighborhood parks and open space areas should be less than two acres in size and areas serving the community should be upwards of five acres in size. Parks and open spaces should offer opportunities for recreation, picnicking and relaxing. Pedestrian accessibility should be accomplished through sidewalk connections to the neighborhoods and pathways throughout the sites. Parks can also be co-designed to provide water quality and stormwater management benefits. Vacant or underutilized sites and sites with significant natural features that are located next to existing parks should be explored by the city for opportunities for park expansion and to develop a cohesive open space system. -166- �,. hapter 6: EAisting and Future Land H~c Future 1,and Us 1• Location Private Parks and Recreation uses include existing privately owned facilities including the Plum Hollow Golf Club on the corner of Nine Mile and Lahser Road and the Cranbrook Swim Club on Evergreen Road south of Thirteen Mile Road. Holy Sepulchre Cemetery, located on Ten Mile Road, west of Telegraph is an example of a large private cemetery with significant open space. Objective Private Parks and Recreation facilities in the city provide recreation opportunities that complement those provided by the Parks and Recreation Department and provide residents with greater choices to meet their recreation needs. Large cemeteries also provide wildlife corridors and may contain large woodlots, wetlands and water features, which should be protected and preserved. Land Use Land uses included in the Private Parks and Recreational category are private recreation facilities such as golf courses, private clubs, athletic fields, and indoor sports facilities. -167- �,._ ... - -Chapter 6: E~isting and Future Land Fsc Goals, Objectives, and Strategic~ Goals, Objectives, and Strategies Goals o o o o Offer unified, well-organized, walkable residential neighborhoods that provide a variety of housing options, and recreational and social opportunities, and community assets in a livable environment for the City's residents Provide for an appropriate amount of mixed-use commercial, office, industrial, and recreational uses, located for convenience, safety, and leisure, resulting in aesthetic business areas in the City Provide for a mix of housing options for singles, families, and older adults with increased density, walkability, and mixed-use in our neighborhoods and along major corridors in the City Create a diversified and balanced mixture of land uses that will support the economic vitality, tax base, and livability of the City Objectives and Strategies o o o o o o o Establish community engagement strategies to solicit ideas from our civic leaders, business community, and neighborhood homeowner and condominium associations on creating economic vitality, walkability, and recreational opportunities throughout the City Regularly evaluate economic and market trends that will establish the land use policies and alternatives to be considered, including demographic, socioeconomic, housing, and transportation trends Identify economic sectors that have the potential to contribute to the type of economic development being sought by the City, including addressing the needs of underserved populations and fostering growth in targeted industries Identify the market prospects facing various real estate development and investment projects, particularly in locations that might be targeted for growth and/or change Create a procedure or practice to identify economic and fiscal implications of various policies or land use regulations Align the Zoning Ordinance with the goals of the Master Plan Streamline the approval process and work toward having site plans for permitted uses approved administratively or by the Planning Commission -168- �Chapter 7: Sub-Area Plans Art Title: Red Pole Park (background) by HED & Endeavor (foreground) by Signgraphix & T.E.C. Jr. �t, Cha1>ter 7: Sub-Area Plans Introduction Chapter 7: Sub-Area Plans Introduction The City of Southfield has several sub-area planning districts and corridors that warranted detailed study by the Planning Department, Planning Commission and City Council because of their uniqueness or changes in market conditions and land use. Each sub-area has its own plan or development concept in place, many of which are currently underway. Despite their free-standing nature, it is important to consider these sub-area plans within the broader scope of the Master Plan. By looking at the plans together, the City can identify areas of overlap, project opportunities, and get a better picture of the future of the community. It is important that all the sub-area plans work together and to reflect their goals in the Master Plan. As shown in Map 15 on the following page, the City of Southfield has 10 sub-areas: • The Residential Unit Development District (RUDD) eligible areas • The Mixed-Use Corridor District (MUCD) eligible areas, which includes the 9-Mile Corridor sub-area • • • • • • The City Centre District (proposed) The Northwestern Highway Corridor The Smart Zone (aka Centrepolis) District The Eight-Mile Boulevard Corridor The Valley Woods Senior Campus The Southfield Technology Corridor • • The Southfield Downtown Development Area (DOA) The North Southfield Road Corridor Not all of these sub-area plans are discussed in the following chapter, but all have been evaluated as a part of the Master Plan. The following chapter highlights the key findings from the most pertinent sub-area plans, including the 2022 Parks and Recreation Master Plan, which is considered a sub-area plan for the city since it covers select areas within the City boundary. -170- �Chapter 6: Existing and Future Land l 1sc Future I ,and Use Future Land Use Category Descriptions Low Density Single-Family Residential Location Single-family homes on lots 20,000 sq. ft. or larger Primarily located in the southwest portion of the city, west of Telegraph Road, south of Eleven Mile Road. Pockets also exist between Nine Mile and Ten Mile just east of Telegraph, south of Thirteen Mile Road between Southfield and Greenfield Roads, and in the neighborhoods surrounding the Twelve Mile and Telegraph intersection. Objective Low Density Single-Family Residential in Southfield should protect the vitality of existing, high-quality neighborhoods. Areas located on naturally constrained lands should promote use of an open space clustered design to allow a reasonable number of homes while preserving the area's natural resources and creating high-quality neighborhoods. Land Use This designation is intended to accommodate single-family homes on lots that are half an acre or larger and roughly corresponds with the R-E zoning district. Where natural features constrain the buildable area of a development, clustered development with permanently dedicated open space should be encouraged to preserve Southfield's natural resources. Accessory and support uses, such as small to moderate sized churches, parks, and schools, may be considered, provided they do not disrupt the character of the neighborhoods. Such uses should be considered special land uses within the single-family districts to ensure compatibility. Home occupations in neighborhoods have been an item of discussion in the city. Southfield currently does not allow home occupations (except for Group Child Care homes), a profession carried on by an occupant of a dwelling as a secondary use which is subservient to the main residential use. Today's business climate lends itself to people working out of their homes, and most communities accommodate it, with some parameters to ensure the residential nature of the neighborhood is protected. Regulations should be developed that permit small scale home occupations provided they do not physically alter the appearance of the dwelling, do not increase traffic volumes, and do not require additional parking. -154- �Map 15. Map of Sub-Areas in Southfield " Village f Bingham farms :.--, :., 32 "'" ~ 0 ~- ;M •t:! • ~ City of Lathrup 'ill.a or .::.ti. ~ :.. .::.ti. RI ·nn Eli!;ibk . 1t ,; 0 •. lulu, Gr.tu· Rni1.i.liat1u11 Pl 11 .\fi.\l<l-l "". Corri<l11r- l>i,tru t~IITDI ~:ii.' C [Z::J Pr-01 cd Cil\ CL11trc l) ln(I [Z::J :\'t,r;h,,l·skm Ili!;ill, ,. Cor ' lur t C E !::: :.: ~ • mart 'I.J. 11<· Di trier □ ~ .\lik Bhd Ct,1-rid r GlnDr D D \ 'illi:y " ·u,d . ·1u r Canipns(omnmmt} Rnit..}jiniriun PlaJ1 >111hfi ·Id T«lmolv~· Co . . uthfidd DU.\ □ 't,nh • uuthflt.' Id Rd Coni It 1ile. >ii •_ Si.Mntn.11,1 . Dnlll02 ~ t i 3?0ZZ/ 0 0.5 I 2 1 ind1 ,.. '2. ·o It: ·r �~ ... Cha ptcr 7: Sub-Arca Plans Current Suh-Arca Plans Current Sub-Area Plans Parks and Recreation Master Plan The 2022 Parks and Recreation Master Plan is a road map for the Parks and Recreation Department's decisions (including facilities and programming) over next five years, as well as projected future needs. The Plan gives the City a better understanding of the needs and wants for parks, recreation, historic and cultural facilities, and programming going into the future. As Southfield experiences moderate growth, it is important to know how many people will use recreational amenities, which programs they will participate in, and what type of facilities they want and need. All Southfield parks are free and open to the public. Certain facilities {Evergreen Hills Golf Course, Beech Woods Recreational Center, Southfield Sports Arena and Pool) are fully staffed and require an admission fee . While some facilities are available on a "per-use" basis, other facilities are available as rentals by reservation (rooms and spaces at the Parks and Recreation Building and the Beech Woods Recreation Center). Overall, the Parks and Recreation Master Plan found that the city has a surplus of medium-size neighborhood parks but a deficiency of miniparks (aka pocket parks) and large community parks. Because of the city's large population and lack of large, contiguous open parcels that could be developed, it is unlikely that new community parks will be built anytime soon. However, the city will continue making progress on acquiring more mini-parks and general parkland in the future, to help correct the overall deficiency in open space. The Plan also evaluated which parts of the city are currently lacking open space/parkland {shown below), which will be priority locations for new parks in the future. The Plan also included an evaluation of all the recreation facilities managed by the city and the collection of extensive public input through several online surveys. This information, combined with the analysis of the parklands, yielded the following five-year goals: Pursue the parks and recreation priorities set forth in the city's significant planning and policy documents Plan and implement improvements to enhance utilization of undeveloped or underdeveloped parks Provide unique opportunities and diverse experiences Protect and preserve the environment Establish partnerships with organizations and neighboring communities Continue best business practices for the management of all parks and facilities in Southfield Create and maintain accessibility at all parks and facilities in Southfield Focus on economic development principles that will continue to contribute to the development rind maintenance of city parks, facilities, and special events 9. Market and promote Southfield's parks and facilities to attract visitors of all ages 10. Encourage the preservation of historic resources in the city 11. Encourage methods and practices that will improve residents' overall quality of life 1. 2. 3. 4. S. 6. 7. 8. -172- �Map 16. Parks and Recreation Assets Map (=:J 1L ., :., •• ::::c ~ .. C:J 1111 \\ ,dt1i,. .t.. .., 21 ..ra.t l•nM ~ 0 ...,; .;,&. Cit; of Lathrup Villa" c.. .x ,,: 0 W 101111 I d i r r r r r w I- Le 1J 11 1 Redford ·"" :' Tc hip l/l:ia22 it () i I o.l lllr:h 2. ·o l ,, :! �,.. Chapter 7: Suh-Arca Plans Current Sub-Arcn Plans Beech Woods Master Plan The Beech Woods Master Plan is a specific park plan for Beech Woods, contained in a separate document but under the Parks and Recreation planning scope. Beech Woods Park is an 83-acre community park located in the Southwest corner of Southfield and majority of the park is occupied by a 9-hole golf course. Due to its size, Beech Woods is a unique asset for the city and has much more opportunity for flexible planning than other parks. In May of 2021, public engagement began for the future of Beech Woods and project team members presented residents with several different possible designs for the park. The final design is included below. .T.S Driving R.ln 10' Width Paved Trail I ' Wldth Paved Tl • . Width Adventure Trail Pav.d Co-nn.ctlw Walks Capitalizing on Beech Woods Park's active uses to the north and landscape to the south, the master plan design seeks harmony between these two characters by weaving them together throughout the park. This will create a multi-generational destination whirh attracts daily community use as well as regional users who visit for key programs and facilities. Some key elements of the plan include: • • • Sustainable parking lot landscaping that captures stormwater A 500+ person amphitheater A food-service clubhouse with indoor and outdoor gathering spaces -174- �r-- ...--- ..-,- ...-,--.- .,_-- .--,- Chapter 7: Sub-Area Plans Current Suh-Arca Plans • • • • A splash pad and universally-accessible playground Nature trails, complete with native plants to support wildlife habitat, and educational signage A restored and enhanced stormwater management system composed of ponds, wetlands, and swales Outdoor dining pods Simms and Miller Parks Plans Although smaller than Beech Woods, Simms and Miller Parks were two under-used neighborhood parks that were identified as needing their own special plans. As such, in 2021, the Planning Department undertook creating plans to enhance these parks and turn t hem into desirable and interesting amenities, rather than underused sport fields with no connecting paths. This effort focused on creating walkways throughout the parks that connect the existing amenities (ballfields, pickleball and basketball courts, and playgrounds) and make it possible for people of all ages and abilities to use the space. It also included the addition of amenities like trash cans, bike racks, and handicap parking spaces, plus the repair of existing paved courts. In total, the redevelopment of Simms and Miller parks is expected to greatly enhance the lives of immediate neighbors and increase their appeal to residents across the city. ,---~----1 I I I -175- �Chapter 7: Sub-Arca Plans Current Sub-Arca Plans City Centre Development Plan Adopted in November of 2016, the Southfield City Centre Vision Plan is the guide for creating a pedestrianfriendly, mixed-use development in the site at the heart of the Southfield City Centre district to help attract and retain professionals, to create and maintain a "sense of place," and to spur economic development. The City Centre site is located directly across Evergreen Road from the municipal campus, just south of the Upper Evergreen neighborhood. The plan is intended to set the vision for the development of the site by identifying market potential, providing a set of design guidelines and imperatives for development, and offering an illustrative vision of the site's full potential. Sing!e-Farr. iy f-:ous ·r.g , ~ac'led Corido 3c1 'd ing ;...oartment f-(ote l enci Mot,e The 2016 retail market analysis conducted by Gibbs Planning Group determined the amount of supportable retail, the type of retail uses that should be encouraged, and the sales voiumes that development can achieve in the Southfield City Centre study area . The analysis found that the eight-acre site can presently support up to 183,700 square feet of additional retail and restaurant development, generating as much as $52.7 million in new sales, potentially growing to $58.5 million in consumer expenditure by 2021. The demand could partially be absorbed by existing businesses and/or with the opening of 35 to 50 new restaurants and stores. The 2016 residential market analysis conducted by Zimmerman/Volk Associates found that, from the market perspective, up to 250 rental and for-sale, multi-family housing units can be supported within mixed use redevelopment this site. Based on market preferences, the 250 units would include 203 rental apartments and 47 condominiums in four- or five-story buildings, with retail uses located on the ground floor. The analysis also determined where the households with the potential to move to new housing units in the City Centre District currently live (the "draw area"). Approximately 25% of the market potential are currently living in Southfield, suggesting these residents prefer multi-family housing in a walkable, mixed-use environment but have settled 0:f.ce B-.; .d ~r-g E,n•ng and Dr ~.•:,ig r.ealth enc Social Serv-ce:; Trensportar:on and , v, . • Farkrng Gerege De liver," Senrces L•brery Dor~.:ory Quer.ers , Go11ernmer.tc Le 1;.ure Ac."v ty Manufacturing Rel"g ou~ a:.d Civic Res dental Care Fee ; :· , V{arehou:;e er-,d Storage Wholesa'e Trace Other -176- �- · --- -- _...... Chapter 7: Suh-Arca Plans Current Suh-Arca Plans for something else in the short term. Ultimately, the City Centre Development Plan yielded the following concept plan, expressed graphically. By interweaving all of these elements, this concept is consistent with the market demand for retail and residential in a mixed -use environment in four to five story buildings. Furthermore, this concept aligns with the City of Southfield's master plan which envisions the City Centre area as the "business hub" of the city by fostering a dense, walkable, mixed-use district that will continue to attract and retain businesses and employees. Map 17. City Centre Trail Map MAP LEGEND The nunwncAI keys for locations of highlighted works of Public Art (PA) and Cultural SltH (CS) are noted In the map legend and locations are marked on the map For a descriptive 11st of all works of Public Art and 1111 Cultural Sites located along Southfield City centre Trail, download the PocketSlghts app to your mobile device and search "Southfield, Michigan" Two guided tours are 1,1allabIe FREE-STANDING RESTAURANTS S·l TGI Frldm 26299 E,ergrolQn Road s-2· Ketby'.s KOl)('y Island 25050 N-)rthwwSlQm HIghwily S-3: Wendy's 24999 N<:-rth,•,estern H1gh'hi>y SHOPPING DISTRICTS S◄ · ShoPPff at Par. Place '.15203 to 25309 E, ..,grNn Road for corr.pie~ ~sting vI~It grandsakwa com/property/shoppes-at-park-place s-S: City C.ntrc. IJlaza 25100 EvergrHn Road S,6 : City Centre II 25200 E, ..-grHn Road S-7 Evergrffn Atrium Mark1>tptac• 2G221 Evvrgrrin Road S-8 Travoters Terrnce Retail Center 26555 E... e,green Road HOTELS H-1 Detro,t Mamon Southfield 27033 Northwestern Highway I 248 . 356 .7400 H 2. Courtyard By Marriott Detroit Southfl(>ld 27027 Norlhwvstern Highway I 248 358 1222 H•J Comfort suites Southfield 24977 Northw,>•tern Highway I 248 JS 7 9990 H•4 ' Holiday I1\n Express & Suites - Southftold 25100 North.-.<>st11rn H;ghway I 248 3S0 2400 A W PUBLIC ART PA·l Hlt> PA•2 " MODY 010'. PA-3 I Al'f.SlAY or A COMMUNITY PA•4 IIOV ANO SCAR Pl-..ti• RED POLE PARK PA·6 : PION[fR 1-'HILV II PA•7 Pl.:OPHET PA8PEACOCK PA 9 l>IV[USITY Parking Re:;trooms G CULTURAL SITES CS •t SOUIHflUD h'Ef-01/MEO PRESBYTERIAN H•5 Westin southfield Oetro,t 1500 Town Center I 248 827 4000 CHURCH CS·:l SOUTHl'IUO CITY HALL CS·!J MARV TH•: •Ml-'SON F_.RM CS · ◄ l.AWRENCl' TECHNOLOC,ICAL UNIVER<;ITY CS !> YEIC'RAN\ M[MORIAL GARDEN & H-6 sonesta sunp1y Suites Detroit• S(,uthflf!!d 1 Corporate Dm<t I 248 945 0010 MONUMENI CS-Ii soumnuo TOWN~HtP CEMCTERY C!>-7 llURC.H H1~TOFIICAl PAP H•l Stavb11dge Suites & H-ampton Inn 26060 ,'I. 26080 Nc.rtnwe6t$t'n H1ghwa;1 Trait Head °' End Point PA· tO Gh'AIITUl>E PA 11: YIN YAN(; PA- 12: CITY OF SOUTHFICLO PA-IS: SOUTllflCI C> l>fACE POLI.S PA· t4 · THE AR I OFIJNITY PA•IS (NUEAVOll PA-16 STRIV•NG - e,~eRepau !'.tat10n - - - ,_ Propes~ Sri.red • U,e Peth ·------· Completl:ld Bak<> lane EV Charging Station CITY CENTRE TRAI L • Completed Trail Leng th: 8.75 Milos CS 8 CODC!HOU!»E CS·ll POl:ICE MEMORIAL • Trail Surface : Asphalt and Concr<>t,. -177- �Chapter 7: Sub-Area Plans C'urrcnt Suh-Arca Plans EverCentre Currently, there is an 8.14-acre site located across from the Municipal Campus at the northwest corner of Evergreen Road and Civic Center Drive. The following schematics were developed to encourage higher density mixed-use development at the subject site. Public Input survey comments indicated interest in pedestrian and festive lighting and pop-up food vendors/kiosks for this property. Additionally, respondents felt that the top three types of development pertinent for inclusion into the future development included restaurants, mixed-use development, and entertainment venues. Restaurant Active Ground-Floor Retail Restaurant Throughout the site, the mixed-use buildings illustrate a total of 145,000 square feet of ground-floor retail, helping to create contiguous areas of walkab:lity and street life within the district. Retail is proposed in a mix of formats including anchor retail (10,000-25,000 SF per space), in-line retail (1,500-5,000 SF per space), and restaurants (2,000-7,000 SF per space) to support the demand and needs of both residents and visitors. The selected location of anchor retailers maximizes visibility from Evergreen Road and includes a small-format grocery store. Multi-Family Housing • 1 .,..r~ I Restaurant I In-Line Ret.ailers -178- , I .... ,{ Upper Level Flats The proposed concept offers upper level flats (apartments, condos) in a mixeduse environment, offering attractive living options to a diverse market audience, consistent with the residential market analysis conducted as part of this plan. In total, the concept averages 20 residential units per acre, helping create a critical mass within the district that will be able to support and be supported by the proposed mix of retail, commercial, and restaurant tenants In-Line Retailers Grocery Anchor Upper Level Flats Potential Rooftop Deck ~ �·----- - - ,. . . - -· I~ Chapter 7: Sub-Area Plans Current Suh-Arca Plans Hotel Ground Floor Lobby/ Cafe Shared BOH I A boutique hotel would be one of the region's few hospitality locations within a walkable mixed-use environment. The illustrated design introduces a unique architectural component intended to frame the public park, reinforce view corridors and pedestrian connections, and offer a year-round galleria to be activated with retail and public programming. Four upper levels provide+/- 125 rooms over a ground-floor lobby and retail, offering excellent views of the park and the convenience of places to eat, shop, and relax within walking distance during visitors' stay Multi-Purpose Rooms Flex Space ..... "Flex space" is provided in response to the City's desire to offer a flexible community-oriented component. This+/- 30,000 SF space is designed in concept to include multi-purpose rooms, pre-function space, and utilize a shared back-ofhouse with the hotel to serve a multi-purpose role in the overall development. Potential uses include special event space, performance venue, small business incubator, professional meeting space, and/or classrooms. -179- Gard Pati . . Shared BOH . ... n Space t Hotel �Chapter 7: Suh-Arca Plans Current Sub-Arca Plans Public Park Open Space The public park is a town square concept that acts as a central gathering place for the new development and the district as a whole, seamlessly integrating architecture and public life. The park provides+/- 28,300 SF of public open space, activated by ground-floor retail and regular programming. Opportunities for additional open space within the development include plazas for outdoor seating and dining along the wide sidewalks. Several covered parking areas also provide the potential for rooftop amenity space for residents and vegetated green roofs, screening parking from residents' view and utilizing sustainable design practices Garden Patio " 1 1 Potential \ ~ ~oof!_op Deck ► ...- • Parking Deck Parking +/- 1,050 spaces for vehicular parking are provided in multiple formats, including a five-level parking deck (850 spaces), covered garage parking for dedicated grocery (55 spaces) and residential (65 spaces) use, and on-street parallel parking {80 spaces). Building upon the recent streetscape improvements led by the City of Southfield in the district, this concept further connects streets and assets within the district to establish a highly connected and attractive street network. The streets are designed to enhance their function beyond their use for transportation, allowing them to serve as vibrant public spaces with outdoor dining, movable seating, bike parking, street trees and green stormwater infrastructure, and an intersection of commerce and social activity -180- • ,,. .._ ► . Potenti RooftoJ On-Street Parki1 [all internal stre Covered , [dedicat grocery L �----- ~ Chapter 7: Suh-Arca Plans Current Suh-Area Plans Centrepolis SmartZone Action Plan Adopted in 2017, the Centrepolis SmartZone Action Plan provides a realistic road map of land use planning, redevelopment, infill development, and specialized areas of development focused on encouraging quality places, entrepreneurial networks, talent and creative business attraction, and positive branding narratives. These components are essential to realizing the goals of new development and local economic growth that supports the growth of the Southfield SmartZone. The Southfield Centrepolis SmartZone is a 368-acre certified technology park. The original portion of the park is located east of Telegraph Road, west of Inkster Road, and directly adjacent to 1-696 in the northwest. The amended and expanded park now includes the 107-acre campus of Lawrence Technological University. As of 2014, the area is primarily zoned RC Regional Center, with some B-2 Planned Business, B-3 General Business, TV-R Television-Radio Office-Studio, OS Office Service, NS Neighborhood Business, and ERO Education Research - Office. The analysis conducted as a port of the Action Plan found several strengths and weaknesses of the SmartZone district, displayed graphically on Map 18. Figure 22. land Use Breakdown within Centrepolis SmartZone - Multiple Family (5.4%) Office (25 .8%) • Loca'I/Community Commercial (3.3%) • Regional Commercia l {12.4%) • Public/lnstitut1onal (6.4%} • Recreation/Conservation (4.1%) Right-of-way (6.2%) • Transportation/Utilities/Communication (16.9%) Vacant (19.5%) -181- QUICK DEFINITION - "CENTREPOLIS" AND "SMARTZONE" The Centrepolis Accelerator is a business incubator, housed in Lawrence Tech University, that is on a mission to accelerate the growth of Michigan's cleantech and advanced manufacturing entrepreneurs by providing access to key business and product development resources. SmartZones are State designated areas that target the attraction of technology based businesses. SmartZones support high tech ventures such as biotech, information technology and advanced manufacturing. The Southfield Centrepolis SmartZone is developed as integral component of Automation Alley by locating strategic employers, cooperative programs, and initiatives within the zone in order to design a center for jobs and wealth creation. The City received approval from the State of Michigan to amend and extend the term of Centrepolis SmartZone. The amended Development and Tax Increment Financing Plan expands the SmartZone to include the campus of Lawrence Technological University and an additional 234 acres of land contiguous with the original SmartZone. The approval of the Amended Plan also extends the term of the SmartZone for 15 years until Fiscal Year 2033/34. �Chapter 7: Suh-Arca Plans Current Suh-Area Plans Map 18. Centrepolis Smartlone Concept Plan * - GATEWAYS • • • Franklin and Eleven Mile Eleven Mile and Inkster Franklin and Northwestern ASSETS 1. Pebble Creek 2. Natural wetlands and boardwal 3. Business headquarters 4. Hotels 5. Access from eastbound 1-696 Access to westbound 1-696 4t OPPORTUNITIES Wayfinding signage in SmartZone 8. Pebble Creek and Park 9. Key redevelopment site 10. Reuse and infill opportunities 11. Interconnected parking 12. Streetscapes on American, ranklin, and Centre CHALLENGES 13. Lack of connection/visibility tor Pebble Creek Par 14. Lack cf amenities and services 15. Physical and visual barrier created by 1-696 16. Army Reserve 17. Large surface parking lots -182- �- __., ......- ~ ~ Chapter 7: Suh-Area Plans Current Sub-Arca Plans - fl _,, , ... ...~~--..,,,,., ~~ ...___ OfTice B·.nld _rig ding Retail 3u1lo ng ~ , ,r.g Ecucat ona l f-:ea ith and Sx1al Se rvices ., ... ~ Aoartment .. I B .... .. - 1111--..._ ~ .,, ~ Trar.spo:tat,on a,.d U~11:: II 7 j,_., ■ s . .1 _...~ ~ ,,,.., ~ . -~r i -> t ~ -' ,1 '~ - ,_ --.. ,, ,. \\ 3-D View of Centrepolis SmartZone Buildings Classified According to Use Parking Ga rage Del very Se n,, ces Ultimately, the effort yielded the following action items, which are the joint responsibility of the City and several other agencies, such as LTU: L•bra Dorm.:orv Q1.:ar:ers , Go ve m rnema Le:sure Ac:Iv Msnufactur;ng Rel;g :ou;; ar-,d 2) 3) 4) uv ,c Res dent!a l Care Fae I : , 1) Ware house ar.d Storage 5) 6) 7) Design and implement SmartZone streetscape and gateways at critical locations: Eleven Mile and Inkster, Eleven Mile and Franklin, Franklin and 1-696, and American Drive at 1-696 exit. Incorporate Centrepolis SmartZone branding into streetscape and gateways Enact Zoning Ordinance amendments that support infill and redevelopment Design and implement improved pedestrian access to and identification of Pebble Creek Park Establish a SmartZone Wireless Access Zone. Use SmartZone Wireless Access Zone as a branding and marketing opportunity Implement SmartZone streetscape along American Drive, Franklin Road, and Centre Drive Create an area-wide storm-water management system Increase existing sidewalk on Eleven Mile Road to a 10-foot wide safety path •/ hotesa le Trade -183- �C'hapkr 7: Suh-Arca Plans Current Suh-Arca Plans Mixed Use Corridor District (MUCD) Many of Southfield's "Mile" roads (i.e., Nine, Ten, and Twelve Mile Roads}, especially in the eastern portion of the City, contain antiquated office uses on shallow-depth lots. It is the intent of the city to create an innovative and flexible zoning overlay district to encourage adaptive reuse and higher mixed-use redevelopment on these underutilized properties. The intent of this district is to create a Mixed Use Corridor District (MUCD} regulations for the purposes of: encouraging the use of land in accordance with its character and adaptability; to act as a buffer between adjoining non-residential and residential areas, and to ensure that new development is compatible in use, scale, and design with the transitional function of the District; permit moderate-density, multiple-family residential uses, along with small-scale commercial uses and mixed-use developments that will primarily serve the day-to-day needs of residents in nearby neighborhoods and residential complexes; and encourages innovation in land use planning; providing enhanced housing, employment, walkability, traffic circulation and recreational opportunities for the residents of Southfield; ensuring compatibility of design and use between neighboring properties; and, encouraging development that is consistent with Sustainable Southfield 2.0J as amended. -184- �s: 0 'tl .... ~ s:C: 8 I !:?! '5' 0: - I ~ ~ 00 l:. ~ V, I 0 VI 5· V, 0 ... t: ~ tb' ti: D �Chapter 7: Suh-Arca Plans Current Suh-Arca Plans Nine Mile Corridor The Nine Mile Corridor Plan is a year-long project that began in the summer of 2022 and is intended to identify a preferred non-motorized treatment for Nine Mile Road, stretching from 1-75 in Hazel Park to 1-275 in Farmington Hills. The project came about through a series of meetings with the City Managers from each of the six cities along the corridor, Hazel Park, Ferndale, Oak Park, Southfield, Farmington, and Farmington Hills, to discuss the opportunity for shared recreation assets within Southern Oakland County. Nine Mile Road connects each of these communities with each other, is a locally owned roadway, and is nearby to a number of parks, recreation facilities, neighborhoods, and business districts, making it a perfect corridor to enhance from a non-motorized transportation standpoint. Map 20. Nine Mile Corridor Plan Study Area ~~~--~~~~c~~-~-~ "-.-. ~J· · L----.~-- . 7L_ - ~~~~-~~~~-~-~~ -- ~~~~~o~~-•~w~--~o~~ i .. Commur.!~Y L". undary Study area Comdorc,ttmt N A -186- 0_ _. __ ___. 2 _ _ _ _ _4 Mil9s �- -Chapter 7: Suh-Arca Plans Current Suh-Arca Plans A community survey for the Nine Mile Corridor was conducted from October 17, 2022, to November 28, 2022, that included 727 total responses. 92.45% of users visit destinations along Nine Mile by car, but 32.3% of respondents also travel by bike, 7.4% walk, and 2.1% use public transport. 57.1% of respondents stated that they would use the corridor without car if non-motorized pathways were provided. When asked "what improvements would encourage you to walk and bike more?" the top five responses included: "Places to sit and rest with shade" (48.8%); "Protected Bike Lanes" (47%); "Landscaping and street trees" (46.2%); "Wider sidewalks" (42.6%) and "More public parks and public spaces" (42.5%). Table 3. Responses to Nine Mile Corridor Survey "What Improvements Would Encourage You to Walk and Bike More?" Res~onse Percentage Places to sit and rest with-shade. - - _l_ - -- - 48.8% -~ 46.2% Protected bike lanes Landscapil)Q ~nd str_,eet 47.0% tr~~ Wider sidewalks - Total Reseonses - . -- 342 - 336 .... 42 .6% - 355 310 More public parks and public space~ 42.5% Separated pedestrian and bike paths 40.3% 293 36.0% 262 32 .6% 237 31.2% --- 227 Bike repair stations, including air pumps 17.3% 126 Road- diets ---- - Other 13.1% 95 13.3% 97 $triped, high_-viajQiJity crQ§,§W~lks __ Public art - - .. --- - ----- -- ..,._ - Lighting and emergency call boxes - - --- . - - __ --- 1'--- •·- - --- - - -~-- - - - - - - ~- 309 The Nine Mile Corridor Plan will explore the feasibility of a connected non-motorized pathway that will allow residents along the corridor to walk and bike from end to end in a safe and comfortable way. It is also intended to serve as the backbone to a larger non-motorized network that connects each community's parks, business districts, and other assets together. The outcome of the plan will include a recommended route for the pathway, a preferred facility type, placemaking opportunities, and options to catalyze economic development. Additionally, the plan will include funding opportunities and implementation strategies to assist each community in implementing the shared vision for the Nine Mile Corridor. Special emphasis will be given to the Nine Mile Corridor (aka Nine Mile Connectivity, Placemaking, and Recreation Corridor Project) for placemaking, art, signage, pedestrian amenities, street facades, landscaping, and shared-use pathway development. Southfield is working with many adjacent communities to develop a regional "Greenway Corridor" along Nine Mile Road linking the 1-75 and 1-275 freeways. In February 2022, the City Council authorized approximately $319,000 for construction of a½ mile segment of shared-use (8-10 ft. wide) pathway on the south side of 9 Mile, adjacent to Bauervic Woods Park, from Evergreen Road to Prescott, which was completed in November 2022. -187- �haptcr 7: Suh-Arca Plan~ Current Sub-Area Plans Map 21. Existing Conditions on Nine Mile Road s ? ~ ~ ib1 lb'" r- -..!.~ ~ ~ (0 s <1) ~ g. IQ 'O -::,- "'~ jg::, i£ ~ Q. lJ ~ a, ::,- iil [ C: ~ ::?, Ill a: ~ ~ ~ - - SOUTHFIELD Exlstll!Q.£11cllltles No lllk• Lan.. Slulnow Lane llk•L- l uffered Ilk• Lane S hared UH Peth Sidewalk Map 22. Areas of Concern on Nine Mile Road s "'~ ~ ~ ;;:. [ i£ ~ iil -g. ~ f ~ ~~ l g, i::,g ~ :;:, ~ i£ ~ co 3- [ 0: a: C: 9 SOUTH Fl E LO ~re111 of.Conc;trn H'9....,.vcrou•fl9 D-• tntenectton -188- �- ~ Chapter 7: Suh-Arca Plans Current Suh-Area Plans Map 23. Recommended Improvements on Nine Mile Road ~ : ~ ~ ~ ~ ~ Q) a ,- ,,, ~ ~ ~ ca ~ ~ ~ ~ ~ 10~ ~ j :) g ~ s ::?I i ~ ~ ! ~ 111111111111111111111111111111 I ~ SOUTH Fl !l!ICOm!!l•nd,d strt,t"Sldt lxl,Unv Sh•red u.. ,-Hh 1111111111111111111111 AKOfflffl•nc:tR P•111wa, Sid• Sk:Mwalk lnllU Map 24. Existing and Proposed Improvements on Nine Mile Road Between Lohse, and Greenfield Roads 1Ju;111n S1)1tm11 ' 11,, l'.u,,·I HIJ:l,1 uf\\-11\ e • • - • Tr.,11mS11)1 Tnuml """'"' \\/ Br11d1 Sliii11--c l•11'\(i l'ath - - - 1-.11110),•cl Sl,:u."11•1··~•· 1',,11, - - - S1drw.ill lfo111,~(;i fi ~1,k1 - - ,.,,'IM•ml rl\p,.• T l\l > ,\ tl 'Cll lt111< • Eluol ,\11 l1151:11Jatiu11 G:ih"\1,l) h~IIIH' -189- �C'haJJtcr 7: Sub-Arca Plans Goal~, Ohjeclfrcs, and Strategic~ Goals, Objectives, and Strategies Goals o o o o o o Establish viable and high-quality commercial, residential, and office districts that promote transit and pedestrian-friendly development to connect those districts with each other and the surrounding community Provide for high quality, integrated communities providing a diverse range of uses and development to sustain a diverse economy, including offices, retail, entertainment, institutions, services, recreation and leisure, and restaurants Respond to a growing market demand for walkable, vibrant communities with convenient transit linkages, proximity to jobs, and access to nearby public services and spaces and activity-orient~d destinations Continue to implement the individual goals and objectives of each Sub-Area Plan and their key redevelopment areas Provide an environment conductive to and support of living, working, shopping, and entertainment Strengthen the physical and social connections within and between communities Objectives and Strategies o o o o o o o o o o Implement the Nine Mile Corridor connectivity objectives in coordination with adjacent communities (1-75 to 1-275) Support the Oakland Community College redevelopment project Provide for both vertical mixed-use ( lower floors of commercial and upper floors residential or office) and horizontal mixed use on an entire block that allows residents to live, work, and play in the same general location Improve the public realm through creation of context-sensitive built environment Promote development strategies for the rehabilitation and re-purposing of existing structures, conservation, and sustainable/green building design Provide for a mixture of land uses, including retail and residential, that help to generate positive pedestrian activity in an area Provide for a variety of housing options, including higher density mixed-use developments along our major corridors, where development has been challenging due to shallow lots and obsolete buildings Develop shared-use pathways throughout the City to connect users with public transit to key destinatiCl!'lS in the City and beyond Identify and market opportunities sites for infill to take advantage of existing infrastructure and reduce the need for new facilities Target development opportunities to nearby, compatible land uses to shorten trips and facilitate alternative modes of transportation, such as walking, bicycling, and public transit -190- �I 1-1. I.O 1-1. I I ��,.....- ~ Chapter 8: Public Infrastructure Introduction Chapter 8: Public Infrastructure Introduction Non-Motorized and Motorized Infrastructure Southfield is a first-ring midwestern suburb, designed in mid-century to reflect the prosperity of a vehicle-centric world. Its land use patterns ignored the needs of pedestrians, providing, at best, a fragmented system with sidewalks too narrow to accommodate both foot traffic and cyclists. And, in areas not serviced by sidewalks, "goat paths" appeared from persistent trudging feet and bicycle wheels. In its modern design, with 75 ft. building setbacks, sea of asphalt parking and fragmented pedestrian system, the city left behind those who couldn't drive or didn't own a vehicle. What's worse, inadequate sidewalks make the city and many neighborhood services inaccessible for pedestrians, individuals with disabilities, wheelchairs, and older adults. 65 years later, the city is still trying to overcome this very auto-dominated land-use pattern. The City, in cooperation with the Southfield City Centre, has focused on making the City Centre district much more walkable through sidewalkgap infill, widening of pathways, and building non-motorized connected trails with pedestrian and bicycle amenities. The City Council and residents have recognized this concerted effort and are now applying this formula to other parts of the city. As part of this Master Plan Update, a critical review of land use and zoning regulations are needed to provide more opportunities for basic services within walking distance and adjacent to our neighborhoods. What Are Complete Streets? According to Smart Growth America, "Complete Streets are streets for everyone." They are designed and operated to prioritize safety, comfort, and access to destinations for all people who use the street, especially older adults, people living with disabilities, people who cannot afford or do not have access to a car, and historically underrepresented communities. Complete Streets make it easy to cross the street, walk to shops, jobs, and schools, bicycle to work, and move actively with assistive devices. There is no one design for a Complete Street because each one is unique and responds to community context. A complete street may include sidewalks, bike lanes (or wide paved shoulders), special bus lanes, comfortable and accessible public transportation stops, frequent and safe crossing opportunities, median islands, accessible pedestrian signals, curb extensions, narrower travel lanes, roundabouts, and more. 59 Although Southfield does not have a formal Complete Streets policy, Planning and Engineering staff use complete street tenants in roadway projects to make sure the city is progressing on its path toward equity for all residents. -193- �Chapter 8: Public Infrastructure lntrodt1ction Stormwater and Green Infrastructure Stormwater infrastructure, which includes green infrastructure, is a form of public infrastructure that often goes unnoticed on a dry day. However, these systems play a vital role in every community, including Southfield, because Michigan is one of the most waterrich and rainy states in the country and getting wetter every year, as shown in Figure 23. Stormwater infrastructure in legacy communities, like Southfield, has traditionally consisted of solely storm drains and pipes, which directly dispose of the water into the Rouge River. However, impervious (vegetated) surfaces that capture stormwater are now broadly considered to be a part of Southfield's stormwater infrastructure system, because they help control floods and naturally cleanse dirty runoff. These features, such as rain gardens, wetlands, and swales, both improve water quality and make the community more attractive by preserving valuable recreation land and wildlife habitat, as well as lowering air temperatures. Figure 23. Historic Rainfa/12010 vs 2020 8 7 6 V') (l) -5 C 5 4 3 2 1 0 JAN FEB MAR APR MAY JUN 2010 27.72in JUL AUG SEP OCT NOV DEC -a- 2020 39.29 in Sources: Oakland Water Authority The City of Southfield's Storm Water Master Plan exists to guide the management of storm water throughout the City. The first Storm Water Master Plan, developed in 1969, identified areas of the City that could be drained by a system of proposed storm drains. By the late 1990s, much of the original plan had been implemented or was no longer relevant. As storm water management priorities shifted from managing peak flows and controlling flooding, the City updated the Storm Water Master Plan in 2001 and committed to regular updates of the plan every ten years. Over the past ten years, the topic of storm water management has continued to evolve. The link between increased runoff volume (despite managing discharge rate and water quality) and degradation of downstream surface water bodies has become a key issue in managing storm water runoff. Low-impact practices (managing storm water at its source rather than on a site or regional-wide basis) have become a preferred method for managing storm water. SEMCOG's Green Infrastructure Vision for Southeast Michigan is a framework that guides the preservation and future implementation of green infrastructure in Southeast Michigan. The vision benchmarks the amount of green infrastructure in the region, identifies future green infrastructure opportunities, and recommends strategic implementation approaches. The Vision details the various benefits of green infrastructure, including economic value, water quality, air quality and recreation. 60 In 2012, Southfield used the Vision to create local Low Impact Development {LID} Guidelines handbook, which promotes building policies designed to improve the health of both the residents and the environment. LID uses the preservation of existing features, landscape-based techniques, and the construction of stormwater treatment best management practices to protect natural functions and water quality. 61 These two documents, as well as Southfield's ordinances, master plan, and internal technical Stormwater Management Plan, guide the future of stormwater infrastructure throughout the city. -194- �- _,....-.r- Chapter 8: Public Infrastructure Introduction RAI IN GARDENS catch wat pts orates . _infaH S catc nd 0 ba SPAVter t IN s SOIL BUILDING tot mulch and compos 115 holds 1m o1istu -195- �Chapter 8: Pub1ic Infrastructure Introduction Definitions Green infrastructure is defined in two broad categories in Southeast Michigan. First, it includes ecosystems that are present in the natural, undisturbed environment such as wetlands, woodlands, prairies, and parks. The second category includes constructed or built green infrastructure such as rain gardens, bioswales, community gardens, and agricultural lands. Both approaches to green infrastructure are involved in the LID approach to site design. 62 Table 4. Low-Impact Design Terminology LID Term Community Garden Conservation Easement Critical Habitat or Regionnlly Significant Fenture Ruin Gardens or Bioswale Green Roof Riparian Corridor lt\'etland Floodplain Urban Forest Permeable Pavemen Definition . . .. land . . and/or . . residential .. used. . to grow food but can also provide Urban . ecological services. Example: Mary Thompson Farm Public and private land designated for conservation in perpetuity. Areas unique to Southeast Michigan that are critical to protect and enhance, such as the Detroit River International Wildlife Refuge and the Rouge River corridor. An attractive, sunken landscape filter planted with plants. Rain gardens are designed to absorb storm water run-off from impervious surfaces such as roofs and parking lots Green roofs are roofs planted with vegetation that absorbs stormwater. Green roofs provide a 50%-90% annual runoff reduction and reduce energy for heating and cooling Land that exists between water bodies (lakes, rivers, streams, and wetlands) and higher dry upland areas (forests, fields, cities and suburban property). Michigan-designated wetlands, and constructed wetlands or other natural features that provide similar functions The area of low-lying ground adjacent to a river which flood during storms or after the snow melts Areas of tree canopy cover that exist in multiple forms throughout the city, such as woodlots, private landscapes, street trees, and park trees Paving surfaces that are made of either a porous material that enables stormwater to flow through it, or nonporous blocks spaced so that water can flow between the gaQS -196- �Chapter 8: Public Infrastructure Introduction Table S. Benefits of Green Infrastructure What are the benefits of Green Infrastructure? Water Quality Flooding Water Supply 1::1- Green infrastructure reduces the amount of polluted stormwater runoff entering our rivers and lakes. In cities with combined sewer systems, green infrastructure is being used to reduce sewer overflows during storms. Green infrastructure can reduce flood risk by slowing and reducing stormwater runoff into waterways. r. Harvesting rainwater is good for outdoor irrigation and some indoor uses. Water infiltrated into the soil ~ recharges groundwater and increases flow into rivers. I Quality of Life Recreation I Economic Growth II • Green infrastructure provides aesthetic benefits to the area by increasing the amount of a community's green space. ~ Green infrastructure can provide recreational and tourism opportunities including increased access to hiking, . . hunting, fishing, and bird watching. 1B Green infrastructure can increase residential property values located near trails, parks, and waterways. In - addition, green infrastructure is one way to attract and retain the knowledge-based workforce in our region. II LJIII Green infrastructure techniques along roads can also be used to slow traffic and provide a buffer between the roadway and pedestrians. I Traffic Calming Habitat ~ Green infrastructure can provide needed links in habitat corridors to strengthen and support rare and important Connections plant and animal areas in the community. - - --- - Air Quality Increased vegetation positively impacts air quality through carbon sequestration, the capture of fugitive dust, and removal of air pollutants. Individual Health Green infrastructure encourages outdoor physical activity, which can have a positive impact in fighting obesity and chronic diseases. Public Finances Green infrastructure can reduce a community's infrastructure costs by using natural systems rather than built systems, and by avoiding building lengthy new stormwater pipes. - 0 {, 11111 -- - - - -- - - - I Energy and Climate Implementing techniques such as green roofs, increased tree plantings around buildings, converting turfgrass to no-mow areas, and reclaiming stormwater for use onsite can reduce energy consumption and save money. -197- �Chapter 8: J>uhlic Jnfrasl'ructurc Introduction Suitable Locations for Different Types of Green Infrastructure Within the integrated network of green infrastructure are constructed green infrastructure techniques, sometimes referred to as low impact development techniques. This category of green infrastructure includes constructed practices such as rain gardens, bioswales, native plant grow zones, permeable pavement, green roofs and even community gardens. These constructed practices play an important role within the green infrastructure network providing ecological, environmental, economic, and social benefits. For example, these techniques primarily work to improve water quality by reducing stormwater runoff entering our water resources. However, their characteristics and designs also lead to greater economic value of adjacent properties and improved recreational opportunities with demonstrated habitat enhancements. The recommended quantity of green infrastructure techniques is linked to the percentage of impervious surfaces in urban areas and subwatersheds. According to SEMCOG's 2010 data, Southfield's land cover consists of 42 .9% of impervious surfaces. High impervious areas result in increased quantities of stormwater runoff pollutants, volume, and flow rates. Regional priorities for constructing these types of green infrastructure techniques include areas with impervious cover greater than 10 percent. The connection between constructed green infrastructure techniques to improved water quality, higher economic value, reduced infrastructure costs, enhanced recreational opportunities, and advanced social benefits is demonstrated through numerous comparisons. The overarching theme for achieving these benefits starts with incrementally implementing green infrastructure in highly impervious areas. Priority areas for constructed green infrastructure techniques include: • • • • Institutional properties include publicly-owned property such as municipal facilities and complexes, libraries, parks, schools, and universities. The focus within these properties is to further assess opportunities to manage roof runoff and runoff from paved surfaces. Additionally, large open space areas managed as turf may present options for constructing native plant grow zones in areas not generally accessed by the public. Major roadways are identified by their respective functional classification, but are generally represented by the major arterial roadways, including local, county, and state. Local residential streets are not defined as a primary area of opportunity. Within major roadways, constructing green infrastructure within the rights-of-way, either in existing open space or, where traffic data supports it, implementing road diets with green infrastructure are some of the opportunities. Parking lots, both publicly-owned and privately-owned, represent a major category of green infrastructure implementation opportunities. Publicly-owned parking lots are included as part of the impervious cover within the institutional properties. Privatelyowned parking lots represent the larger commercial areas in the region. Constructing bioretention areas, bioswales, and porous pavement are techniques that can significantly reduce stormwater runoff. From a planning perspective, inverted parking lot islands can double as bioretention areas when coordinated with engineering design. Riparian corridors are a consistent focus of opportunity throughout this vision . Expanding the forest and vegetated buffer adjacent to local streams improves the local stream corridor, leading to higher quality stream habitat and aquatic diversity {SEMCOG, 2014) . -198- �- Chapter 8: Public Infrastructure Introduction Drinking Water and Sanitary Sewer Infrastructure The City of Southfield purchases water from the Southeastern Oakland County Water Authority (SOCWA) at eleven locations. SOCWA provides Great lakes Water Authority (GLWA) water through its member distribution systems to a population of 210,000 within a 56 square mile area. Current members are Berkley, Beverly Hills, Bingham Farms, Birmingham, Clawson, Huntington Woods, Lathrup Village, Pleasant Ridge, Royal Oak, and Southfield. Southfield's source water comes from the Detroit River, situated within the Lake St. Clair, Clinton River, Detroit River, Rouge River, Ecorse River, watersheds in the U.S. and parts of the Thames River, Little River, Turkey Creek and Sydenham watersheds in Canada. The sources of drinking water (both tap water and bottled water) include rivers, lakes, streams, ponds, reservoirs, springs, and wells. As water travels over the surface of the land or through the ground, it dissolves naturally occurring minerals and, in some cases, radioactive material, and can pick up substances resulting from the presence of animals or from human activity. Contaminants that may be present in source water include: • • • • • Microbial contaminants, such as viruses and bacteria, which may come from sewage treatment plants, septic systems, agricultural livestock operations, and wildlife. Inorganic contaminants, such as salts and metals, which can be naturally occurring or result from urban storm water runoff, industrial or domestic wastewater discharges, oil and gas production, mining, or farming. Pesticides and herbicides, which may come from a variety of sources such as agriculture, urban storm water runoff, and residential uses. Organic chemical contaminants, including synthetic and volatile organics, which are by-products of industrial processes and petroleum production, and can also come from gas stations, urban storm water runoff and septic systems. Radioactive contaminants, which can be naturally occurring or be the result of oil and gas production and mining activities. In order to ensure that tap water is safe to drink, EPA prescribes regulations, which limit the number of certain contaminants in water provided by public water systems. The Food and Drug Administration (FDA) regulations establish limits for contaminants in bottled water, which must provide the same protection for public health. EGLE, in partnership with the U.S. Geological Survey, the Detroit Water and Sewerage Department, and the Michigan Public Health Institute, performed a source water assessment in 2004 to determine the susceptibility of GLWA' s Detroit River source water for potential contamination. The susceptibility rating is based on a seven-tiered scale and ranges from very low to very high determined primarily using geologic sensitivity, water chemistry, and potential contaminant sources. The report described GLWA's Detroit River intakes as highly susceptible to potential contamination . However, all four GLWA water treatment plants that service the city of Detroit and draw water from the Detroit River have historically provided satisfactory treatment and meet drinking water standards. -199- - �f'haJllcr 8: Puhlic Infrastructure Current Condit.ions Current Conditions Non-Motorized and Motorized Infrastructure As conduits for pedestrians and connections to vital services, non-motorized assets are some of the most important resources in any community. The cost of building and maintaining these facilities, their importance to society, and the investment made by the community all place a high level of responsibility to plan, build, and maintain these assets efficiently and effectively. Non-Motorized Bike facilities include bike-share stations, bike repair stations and bike racks. The Southfield City Centre District currently supports 9 bike stations, 27 bikes, 3 bike repair stations, and dozens of bike racks throughout the district and City. Further, the Zoning Ordinance requires that all new development and major redevelopment install one bike rack that can accommodate at least four bicycles. Schools and Universities are required to install more based upon their student population. City of Southfield 2019 Non-Motorized Asset Management Plan At the request of City Administration and the City Engineer, OHM prepared a plan in 2019-20 describing the City of Southfield's non-motorized assets, conditions, and Capital Improvements. Overall, the City's non-motorized network consists of approximately 34 miles of non-motorized facilities, of which 17 miles are on-street and 16 miles are off-street. It should be noted that there are also approximately 170 miles of sidewalks within Southfield's subdivisions. However, these assets are considered part of the City's pedestrian facilities, and as such, are to be maintained by the adjacent property owner, per the City's sidewalk repair ordinance. The condition of Southfield's on-street and off-street facilities break down as follows: • • Approximately 50% of Southfield's on-street non-motorized facilities are in poor condition. Of the remaining paths, most are in good condition (38%) and a small percentage (6%) are in fair condition. Approximately 60% of the City of Southfield's off-street non-motorized facilities are in good condition, while 25% are rated fair, while 14% are rated in poor condition. -200- STUDY: BIKE SHARE SAVES THE U.S. 436 MILLION PUBLIC HEALTH DOLLARS EVERY VEAR BY KEA WILSON "The long-term health benefits of using bike share vastly outweigh the short-term risks, even in the most polluted and cardominated U.S. cities, a new study finds and cities who invest in reducing those risks by loosening car dominance can save even more lives and millions in precious public health dollars. Riders themselves were saved a collective total of 737 "disability adjusted life years," or years spent living with debilitating health conditions such as cancer, dementia, and ischemic heart disease, thanks to the preventative power of active transportation. Famously, zero American residents died on bike share vehicles from 2007 through 2014, and deaths on the mode are still rare. "The more [bike share] users we attract, and the more we improve the street environment, the more we increase the public health benefits." (Source: STREETSBLOG USA, July 23, 2021) �I Map 22. New Pedestrian and Bike Pathways Since 2011 ,. ♦ ~ -; . Village of Bingham Farms franklin ....... ! .. I - °""' 1.: .. I H 0 ! ~ ~ l'r, ~ ::, ~ . j ' if l C D D f >. - ~ 11 lr.ul II I llilidl ( u (' Hin: . Ul>I>.\ n \\' /1:4 lk-inct r .:.c ,_ • ~ i . --- ': ..- ......... -..:: t----:- !=' I - ~ .-::· l~l,1111.) u ........... 1 ... .Jt - ~ 11Jli(B.613fL Li 011.) ..:,I. 8 b.31 nu. ••••---•- o.;· nuJ . I.Otmi.) I 1. i nu.) lnu,I I! .... - ·......·- i I I 1' ·---- :I '.l I nu.I ' .. _ ·-. ---- -- : Uetroit I .!I.' iI 1111. 0 . ! ;ity of • nu.I iI · = -> 0 ,, I ! I ~ile I 0 2 �I Map 23. Existing and Proposed Non-Motorized Transportation Plan 1f1ekl 'Iran port. iou > of Villag of Bingham Farm rrank.Jin C1.:1tll'I i f ; t ...... - -L..=.~ ·-; -..::-! .. C .- • c : Route -- I ouldl'I U1kc ~U1l· I . 10 mi.I i. I ){ 111c i (0.1 nu.I ! l 111 \l'd Irail W. -· I - j• nu.I Educatiot Fa ili1ic • 011 1fidd P11Wil !I ~ I,., f.. . 1 - E.;u t - ( 'oll • l'11i1 · ·, - Pm. e. hool (harm Pub (1 ii, \<l111u1i!llrt11i1L· Ct•11k1 Uiood lk·w~1p111L·111 hod ~(lu K dford ·1own- hip fil City of troit 2 0 I inch. l.'tlO r I �Chapter 8: Public Jnfrastructur Current Cond.i tions Motorized Road Quality Southfield completes a pavement condition evaluation every two years using the Pavement Surface Evaluation and Rating (PASER) system, a 1 to 10 scale with 10 being a newly constructed surface and 1 being a completely failed surface. Southfield groups PASER scores into categories of good (6-10), fair (4-5), and poor (1-3) when prioritizing road projects. The most recent evaluation was completed in 2020. The current estimated spring 2022 conditions for Southfield's overall Road Network is 51% good, 27% fair, and 22% poor. This is consistent with the projections assumed in 2014, when the Southfield Road Bond was passed by voters. The Road Bond dollars are expected to be fully expended after the completion of 2022 road projects. A continued investment level of $GM - $7M annually is needed to slightly improve Southfield's Road Network while preventing "failed" roads from staying in that category for more than 10 years. Safe Streets for All The U.S. Department of Transportation administers the Safe Streets and Roads for All (SS4A) discretionary program. Established by the Bipartisan Infrastructure Law (BIL), the program will provide $5-6 billion in grant monies over 5 years to qualifying entities (including cities) in order to prevent roadway deaths and serious injuries. Development of a "Comprehensive Safety Action Plan" is required to receive planning, design, or development support, and implementing projects identified within the Action Plan are eligible for funding. To access these funds, the city must: • • • Develop a Comprehensive Safety Action Plan Conduct planning, design, and development activities in support of the Action Plan Carry out projects and strategies identified in the Action Plan : o Implementing improvements along an expanded multimodal network of reconfigured roads with separated bicycle lanes and improved safety features for pedestrian crossings. o Applying low-cost safety treatments such as rumble strips, wider edge lines, flashing beacons, and better signage along high-crash rural corridors. o Conducting speed management projects such as implementing traffic calming road design changes and setting appropriate speed limits for all road users. o Installing safety enhancements such as safer pedestrian crossings, sidewalks, and additional lighting for people walking, rolling, or using mobility assistive devices. o Addressing alcohol-impaired driving along key corridors through education, outreach, and publicized sobriety checkpoints on weekends and holidays. o Making street design changes informed by culturally competent education and community outreach. o Creating safe routes to school and public transit services through multiple activities that lead to people safely walking, biking, and rolling in underserved communities. -203- �,-- ~ ,... ,...... ....- ,-,,r Chapter 8: Public Infrastructure Current Conditions SEMCOG City of Southfield Traffic Crash Data Within the city limits there are a total of 6,152 miles of public road (including boundary roads). SEMCOG utilizes crash data from the Michigan State Police Criminal Justice Information Center, Michigan Geographic Framework, and ACS and U.S. Census 2020. Between 2017 to 2020, there was an overall decreasing trend in the number of crashes within Southfield, with an increase in 2021; however, this trend was impacted by the effects of COVID-19 and the subsequent closure of schools and businesses. This trend was experienced by the SEMCOG region and Oakland County as well. Similarly, the different categories within crash severity, crash type, and crash involvement have also generally experienced the same trend. Figure 24. City of Southfield Traffic Crashes, 2017-2021 .: Sources : SEMCOG Crash and Road Data Dashboard The highest percentage crash type within Southfield is Rear-End crashes {41.4%) which was 7% higher than the region {34.4%), followed by Sideswipe crashes (19.7%) which was slightly higher than the region {18.3%) and Angle or Head-on/Left-turn {19.4%) which was lower than the region (20% ). Young drivers {16 - 24) were involved in 31.1 % of the crashes that appeared in Southfield which was basically the same percentage compared to the regional level {31.5%), intersections involvement accounted for 23.5%, which was much lower than the region {33 .6%), and older drivers (65 and older) were involved in 19.6% of crashes which was also lower than the regional number {16.6%). The intersection with the highest crash frequency is located at Southfield Road and Ten Mile Road. This location is ranked No. 4 in the county and No. 9 in the region for the highest frequency intersections. From the data between 2017 and 2021, 49.2% of the crashes happened at this location are Read End crashes, and the most significant factors continue to the crashes ( excluding Intersection) are Young Driver 16-24 {31.6%) and Older Driver 65 and older {21. 7%). Even though the intersection had high number of crashes, 79 .5% of those crashes result in property damages only, and the rest were listed in the Other Injury category, which indicates that no fatal or serious injury occurred at the location between 2017-2021. It is likely that the increase in crashes in between 2020 and 2021 was caused by the pandemic. However, it is unknown whether the increasing trend will continue or if we have reached a state of equilibrium and 2021 crash data represents the "new normal." The top 10 highest crash intersections and road segments located in Southfield are mainly comprised of the Mile Roads, Telegraph Road (US-24), Southfield Road, and Greenfield Road. These roads typically have high speed limits and are all classified as Arterial roadways, representing the major roads with some of the highest volumes in the city boundaries. -204- �Chapter 8: Public Infrast.ructm·e Current Conditions Table 6. High Frequency Intersection Crash Rankings Local Rank 1 2 3 County Rank 4 -·- --.-· 113 --- - - - - · - - 21 . Intersection Regional (SEMCOG) Rank - ~ - ·- 48.8 l Twelve Mile & Telegraph ~ 23 - . - -------- 116 5 53 ' 138 42.2 Twelve Mile & Southfield I 46 . ·-· - 47 4 2017 2021 Southfield & Ten Mile 9 - - - -- Annual Average ( _ ) · - - -1 Twelve Mile & Telegraph 36 -- -- ·- -- Southfield & Thirteen Mile 28.4 -- - 73 6 --- - -- - Twelve Mile & Greenfield 191 29.4 25.4 ---- 77 7 78 8 - - - - ---- 10 218 ·- 87 9 - - - - -- - - - -- Lasher & Eleven Mile ··---- 24.6 - - ·- --· - 24.2 - 244 ---- 91 Southfield & Mount Vernon 208 ·------- 251 - -- - - - - - - - Twelve Mile & Lasher 23 .. 4 Greenfield & Eleven Mile 23.2 Intersections are ranked by number of traffic crashes and rankings do not account for traffic volume. -205- �1 l 1 • • l • (f) ~ CD < CD -, ;::::;: "< • V) 0 • ., C: ("') ro .. © ~ ~ • Q "0 N :-,... • N s ~ V) I N 0 O"'I I m ~ ij n 1--1 • 0 G) .,QJn ....~ Q Q ~ :::s :,- 0.. VI < ,r :E .,ro fb • ~ o· 3 • • c:: Ill Q Q Ill • ::,- • fb Ill • • �... .... -~c :. Q., • oc r.. c:., ... ~ ..c ~ • • • • • L. Q) ~ • Q) > .c V) ro L. u (.!) • • 0 u ~ UJ V) Q) u L. ::, 0 0 • V) I " 0 N I �I ~ - Chapter 8: PuhJic Infrastructure Current Conditions Map 29. 2017-2021 Pedestrian Crashes • • • "fl • ® • • • • 11 • Severity •• Source : SEMCOG Crash Viewer -208- ® �Chapter 8: Public Infrastructure Current Conditions Vision Zero Vision Zero is a strategy to eliminate all traffic fatalities and severe injuries, while increasing safe, healthy, equitable mobility for all. For too long, we've considered traffic deaths and severe injuries to be inevitable side effects of modern life. While often referred to as "accidents," the reality is that we can prevent these tragedies by taking a proactive, preventative approach that prioritizes traffic safety as a public health issue. Vision Zero recognizes that people will sometimes make mistakes, so the road system and related policies should be designed to ensure those inevitable mistakes do not result in severe injuries or fatalities. This means that system designers and policymakers are expected to improve the roadway environment, policies (such as speed management), and other related systems to lessen the severity of crashes. Vision Zero is a multidisciplinary approach, bringing together diverse and necessary stakeholders to address this complex problem. Vision Zero acknowledges that many factors contribute to safe mobility - including roadway design, speeds, behaviors, technology, and policies - and sets clear goals to achieve the shared goal of zero fatalities and severe injuries. Stormwater and Green Infrastructure Southfield has both a traditional stormwater system and several locations with new green infrastructure projects. The stormwater system is partially combined with the sanitary sewer system, which means that excess stormwater flows into the sanitary sewer during heavy rain events and the combined stream is dumped into the Rouge River. Combined systems were very popular to build in the early 19 th century, and many Michigan communities still have them, despite the pollution they dump into shared waterways during storms. As such, the City of Southfield is pursuing incremental system separations, which detach the sanitary sewer pipes from storm sewer pipes, reducing both pollution in the river and the risk of basement back-ups due to overflows during large rain events. For more detail on recent separation projects, please see the Current Projects and Initiatives section below. Currently, the City of Southfield has 8 locations with municipally constructed green infrastructure, which all help capture and absorb rainwater before it has a chance to become polluted and run directly into the Rouge River. These projects are: • • • • • • • • • Carpenter Lake Nature Preserve : Permeable Pavers, Bioswale, and Wet Meadow Valley Woods: Wetland and Step Pools Inglenook: Permeable Parking Lot and Bioswale Beech Woods: Greening Project Evergreen Road : Permeable Pavers and Rain Garden City Hall: South Parking Lot Permeable Pavement and Bioswale Pebble Creek: Rain Garden Tarr,arack Creek: Wetland Restoration Project Lawrence Technological Un1vers1ty: Green Roof, Rain Gardens, Bioswale, Stormwater Harvesting, Permeable Pavement, and Riparian Buffer Zones -209- �--- -- .-.r Chapter 8: Public Infrastructure Current Conditions Additionally, the Southfield Public Schools has its own stormwater management program, which focuses on containing stormwater at educational campuses .63 As of 2015, Adler Elementary School, Eisenhower Elementary School, and Southfield -Lathrup High School all had on-site rain gardens as a part of the district' s stormwater management efforts.64 Map 30. Green Infrastructure Projects W 13 Mt!. Rd - - - v~ ~<>f_P..l!_\~lyl-!fils ( ot Franl:lm 4 r I City of Lathrup \'"illage I ii ui •; ii: Green lnfra~tructur e Projecu Rd City P.11lu 1111 Rlve~. L:ill.~. Pondi, and Slrl!.lm_i. Lincoln Dr ~ « : a, ., . ',()A. W 10 Mile Rd as I"0 a: Is . II) • - Mount Vernon St Project Locations '0 « ID 1 ... ,:, C: i NAME 2 3 I! 0 4 5 ;; ~- (j ~,~ Redfard TownsJup E! 9 10 Crty of DetrCllt -210- EverRreen Rd Pave rs/Rain Garden Citv Hall South ParkinR Lot and Bioswale Pebble Creek Rain Garden Tamarack Stream Restoration �Chapter 8: Public lnfra~tructnrc urrent Conditions Drinking Water and Sanitary Sewer Infrastructure Southfield, as a recipient of water from the Great Lakes Water Authority (GLWA}, is a part of source-water protection activities that include chemical containment, spill response, and mercury reduction. GLWA participates in a National Pollutant Discharge Elimination System permit discharge program and has an emergency response management plan. In 2016, EGLE approved the GLWA Surface Water Intake Protection Program plan. The programs include seven elements: roles and duties of government units and water supply agencies, delineation of a source water protection areas, identification of potential of sources of contamination, management approaches for protection, contingency plans, siting of new water sources, public participation, and public education activities. The City of Southfield works through the department of public works to support these activities and advance the goals of the regional plan. As of 2022, there are still select homes and neighborhoods (insert map) throughout the City that are not attached to the municipal drinking water and sanitary sewer systems. These properties are under the jurisdiction of the Oakland County Health Division and undergo inspections every three years. When one of these properties has a septic or well failure, they must either replace the failed system or have new pipes are constructed to the property to bring them onto the City water and sewer system. For all new construction projects or residential connections (after a system failure), the engineering company must follow the Southfield Engineering Department's "Standards Details," which are standardized engineering specifications for water and sewer. The Standard Details encompass most of the elements common to most construction projects. The City's Standard Details were developed to satisfy or exceed the requirements of other agencies such as the Michigan Department of Transportation, the Road Commission for Oakland County, and the Oakland County Drain Commission. These details are included, either by direct use or reference, as a requirement for all infrastructure improvement projects constructed in the City of Southfield. In 2021, The City of Southfield applied for and received a C2R2 (Consolidation and Contamination Risk Reduction) Grant through the Michigan Department of Environment, Great Lakes and Energy (EGLE} to install new water services in homes not connected to the City's water system in the San Marino Subdivision. The C2R2 Grant will award approximately $1.22 million to facilitate the connection of new water lead service lines to the remaining 99 homes (of 122 homes) within the San Marino subdivision to the City's water system and also disconnect the remaining 99 homes from the San Marino wellhead currently used for potable water. -211- �r ·-:,- -- _____ _.... Chapter 8: Public Infrastructure Current Conditions Public Art In 2014, the City Council established a 9-member Southfield Public Arts Commission (the Commission has since expanded to 11 members). This Commission's purpose is "to serve the public interest, convenience, and enjoyment through the promotion of the arts." The ordinance defined "works of art" as: • Sculpture - in any material or combination of materials • Painting - all media, including portable and permanently affixed works such as murals and frescoes • Photography • Mosaics • Mixed media - any combination of forms or media including collage • Water features and fountains • Streetscape and landscape features and elements, including signage, lighting, benches, clocks, kiosks, and planters. In 2016, City Council established a public art requirement for all new real estate projects. Under this ordinance, developers are required to pay 0.5% of the total project cost (minimum $5,000) up to $12,500 for projects between $1 million and $2.5 million and 1% of the total project cost up to $25,000 for projects in excess of $2.5 million, to be committed to the procurement and display of public art on the site. Five exceptions were written into the ordinance: • • • • • Projects with a total cost less than $1 million Renovations of less than $1 million Residential projects containing fewer than four units Instances when a developer donates a work of art that is approved by the Public Arts Commission Instances when the requirement would be "contrary to law" as determined by the Director of Planning -212- �Chapter 8: Puhlic lnfrastructm·c Current Programs and Initiative~ Current Programs and Initiatives Pedestrian Enhancements Art Installations The following art installations have been installed in the Public Realm since 2016: (A) Boulders at Carpenter Lake (B) Boy and Bear (C) C's (Centrpolis) (D) City of Southfield (E) Coasting the Baseline (F) Diversity (G) Endeavor (H) Fins (I) Gratitude (J) Great Lakes Watering Hole (K) LTU Barrier-Wall Murals (L) Moby-Dick (M) Motown Mural (N) Peace Poles (O) Peacock (P) Pioneer Family II (Q) Prophet (R) Red Pole Park (S) SFLD (T) Striving (U) Tapestry of Community (in progress) (V) The Crowd (W) Untitled (Seated Female Figure) (X) Yin Yang -213- ■ �., 1 1 1 l �Chapter 8: Puh1ic Infrastructure Current Programs and Initiatives Recently constructed along the City Centre Trail adjacent to LTU is a multi-panel mosaic art installation by an acclaimed African American artist, Dr. Hubert Massey, who engaged the community in a paint-by-numbers style collaborative art mural. A 14 ft tall obelisk titled "The Art of Unity" by the same artist is also planned for installation on Eleven Mile Road, east of Lahser. Dr. Massey, native of Flint, resident of Detroit, chronicled the story of the City of Southfield - past, present, and future - through the Tapestry of A Community installation (for more information, please see the Introduction). To do this, he created three triptychs or massive works of public art, each made up of three large panels for a total of nine panels. The visual narrative is located adjacent to Lawrence Technological University's portion of the Southfield City Centre Trail. Seven of the panels have been completed. "My main objective is to celebrate the community at its highest level," explains Dr. Massey. "To get people excited about wanting to come to Southfield ... To get people curious as they drive on the expressway .... 'What's that color up there? What's happening up there?"' Dr. Massey gathered what he calls "data" for his creation from residents at two virtual community forums. His goal is to have residents see themselves and their history in his work of art. "I want to convey to people who are not from Southfield the story of the residents. That's my main thing." -215- �.-- ....... ---- -- Chapter 8: Public Infrastructure Current Programs and Initiatives During the community forum, Dr. Massey didn't take notes. Instead, he sketched what the residents were describing: Southfield's downtown, a man holding a giant gear, hands representing the city's diversity, the Rouge River. He is a storyteller, and unity is a theme in "Tapestry of a Community." "I try to create a piece with multiple stories," he says, "but, it's one story when you look at it." -216- �Chapter 8: Pu'b lic Infrastructure Current Programs and Initiatives Placemaking The public realm is defined as the publicly owned places and spaces that belong to and are accessible by everyone. These can include municipal streets and rights-of-way (ROW), lanes, squares, plazas, sidewalks, trails, parks, open spaces, waterfronts, public transit systems, conservation areas, and civic buildings and institutions. Since 2016, the City of Southfield, in partnership with the Southfield City Centre District Board, has made a concerted effort to improve placemaking in the public realm, especially in the Southfield City Centre. Placemaking improvements include, but are not limited to: wider sidewalks and pathways (6 to 10 ft wide); pedestrian respite stations (benches and trash receptacles); art installations; wayfinding and interpretive signage; bike-share and bike repair stations, bird and bat houses; improved transit stops (including bus stop pads, key-walks, benches, trash receptacles, bike racks and bus shelters), dog stations (dog waste and dog treats) ; etc. To take a virtual tour of public art located in the Southfield City Centre : https.//pocketsights.com/tours/tour/Southf1eld Southfield CttY_ Centre~Walking~rratl ~5207 The new Northland City Center will also incorporate many of the following place making examples into their development plans. City Center Improvements The Southfield City Centre Trail is a new urban greenway that brings community-desired walkability to a suburb once hostile to any form of transportation other than the car. Situated along a major urban freeway, the trail is now a welcoming venue for heart-healthy activity and provides opportunities for human-to-human and human-to-nature interactions. Forming the backbone for additional trail development, the Southfield City Centre Trail has spurred economic development and promotes civic ,Na\\~ engagement through community-building events in a space where people feel safe Map Satellite and welcome. Carved away from years of suburban indifference toward the needs of pedestrians, this 7.75-mile trail and shared-use pathway provides space and access for diverse individuals to connect and collaborate. C Cel\101 Of !i' 5" Ii' IOM,~Rd ..., Southfield C1tv Centr -217- �r- ~ ..,._.- --· - · -- ~ _.,,. Chapter 8: Public Infrastructure Current Programs and lnitiati\'es Since the City Centre Trail was established, the Crohn's & Colitis Foundation has made the district home for their annual Take Steps sponsored walk, bringing as many as 1,800 participants on a summer Saturday each year. Additional organizations and community walks that took place in 2020 and 2021 include: • • • • • • • • MLK Peace Walk Celebration (MLK holiday Mondays) Prayer March (6/6/20) Kneel to Heal (6/14/21) Black Lives Matter: Black Men Unite (6/28/20) Mayor's Juneteenth Freedom Walk (6/20/2020 and 6/19/2021) Michigan Association of Planning Conference City Centre Trail Tour (10/1/21) Walk To Raise Awareness of Domestic Violence (10/3/ 21) AOL's Walk Against Hate (10/10/21) The City also installed many respite stations, urban plazas, and gathering spaces to encourage "community collisions." When you see a neighbor as you pass in a car, you may only be able to nod your head or wave hello. But when you're out walking, you can engage with each other and stop and chat. The lending library, kiosk, and directional signs also encourage community engagement. Apart from organized activities, the trail is available every day year-round for strolling, running, cycling, dog walking, and nature observing. For modern individuals who spend most of their lives in artificial environments and office spaces, the Southfield City Centre Trail encourages health and vitality through fresh air and nature for every one of every age in the community, just steps away from the front door. By taking a 10-minute walk, individuals in 10 million square feet of office and high-density mixed-use space can reap the physical and mental health benefits of nature: reduced stress, increased attention, and enhanced creativity. The greenway trail provides more than 30,000 office workers, residents, students, and visitors the chance to engage with nature yearround on accessible half-mile looped paths that wind through outdoor -218- �Chapter 8: Public Infrastructure Current Programs and Initiutivcs "rooms." In the past 2 years (2020-2021), we have seen a renewed interest in walking in a safe and socially distant environment due to COVID19. Users of the trail can educate themselves about the value of urban wildlife and plant amenities and environmental sustainability through interpretive panels placed along the route, a resource that enhances knowledge, and therefore stewardship, of outdoor resources. It is within the public realm that we can have the greatest impact on daily lives where people of all abilities, incomes, and backgrounds can meet, gather, and enjoy the outdoors. The trail system addresses the legacy of inequality by promoting walkability and equal access for non-motorized movement. In addition, the City Centre Trail fundamentally provides for social equity and inclusion by giving lower income populations and persons with disabilities the ability to safely travel to nearby work centers, educational opportunities, and health facilities. Finally, the City Centre trail system, with its wide shared-use pathways, coordinated benches and trash receptacles, attractive and accessible wayfinding, bicycle fix-it stations, art, whimsical bird houses, interpretive panels, and numerous other pedestrian amenities, has transformed a largely vehicle-centric corridor into a safe and welcoming place for non-motorized traffic. Front Lawn Redevelopment As a part of the trail network, the front lawn of the municipal campus was redeveloped as a fitness loop. The 8 ft-wide walkway encourages more pedestrian activity from members of the community and was a step towards achieving the vision of City Centre as a walkable environment. 3.33 circuits of the loop add up approximately to one mile or 20-minutes of heart healthy activity. The new walkway makes the front lawn Americans with Disabilities Act (ADA) accessible for visitors, employees, and residents. It also allows more families with children in strollers access to events on the lawn. The loop now includes trash receptacles, benches, and public art as well, to support healthy living and enjoyment on the Civic Center lawn. For more information on recreation offerings in Southfield, see Chapter 3: Healthy Living. As a way to revitalize the front lawn, the City is working on pursuing grant funding through the Michigan Economic Development Corporation (MEDC) in order to provide better access to the municipal campus, promote social events, and resolve some of the ongoing flooding issues. In conjunction with remodeling portions of the Southfield Public Library, the proposed Civic Center Lawn Improvement project has the potential to be a landmark event space in the City. The proposed project is anticipated to be constructed in several phases with an estimated total of $8,000,000. -219- �- .-- -- ---~....... ~ Chapter 8: Public Infrastructure CUJ-rcnt. Programs and Initiatives Proposed City Centre Lawn Improvements South Lawn North Lawn -220- �Chapter 8: Pub]ic Infrastructure Current Programs and .I nitiatives DESCRIPTION Phase 1 The Promenade + Utilities $1,700,000 Phase 2A The Commons $800,000 Phase 2B North Lawn + Library $1,800,000 Phase 3 South Lawn $1,500,000 SUBTOTAL Phase 4 Permanent Stage GRAND TOTAL -221- $5,800,000 $2,200,000 $8,000,000 �l l l l l l 1 I N N N I �Chapter 8: Puhlic Infrastructure Current Programs and Initiatives Red Pole Park Once the first phase of the Southfield City Centre Trail was developed, the city needed something to draw people's attention to this new pathway segment and to make a bold statement. The concept of Red Pole Park came out of the need to create a gateway feature, starting point, and landmark destination to heighten the pedestrian experience and driver awareness. Much like a lighthouse signals landfall to traveling vessels, Red Pole Park serves as a modern beacon along the trail. Blue solar powered marine navigation lights were added to the tops of several poles, which come on every night and blink like fireflies. The first set of telephone poles were surplus and recycled poles abandoned after a large ice storm in the area that were donated by DTE Energy utility company. Initial fundraising for the project came through a 2017 Patronicity crowd-funding campaign and a matching grant through the Michigan Economic Development Corporation's (MEDC) Public Spaces Community Places initiative that raised over $100,000. The City had six weeks to raise $50,000 to receive the "all or nothing" $50,000 match. Ultimately, the City raised over $55,000 from donations from individuals and corporate sponsors representing 3,665 individuals. Corporate sponsors were capped at $10,000 each . The various heights of the poles, stumps, and dots along the pathway represent a conscious choice to embrace civic values in the community. To foster sustainability, stewardship and education, the park represents past histories, present goals and future growth of Southfield that will be nurtured by future generations. Red was a primary color selected not only for being highly visible, but representing vibrancy, strength, love, and passion that inspires citizens to action. The grouping of the poles represents an abstract grove of trees as one walks through a forest trail. The 140-linear foot section of pathway containing Red Pole Park, has 65 used telephone poles measuring 35 ft above ground laid out in a diagonal grid. Due to many underground utilities in the area, bench high stumps and red dots were applied across the asphalt path to strengthen the grid where poles could not be installed. -223- �....-- ,__.. ............... ........ ...,... Chapter 8: Puhlic Infrastructure Current Programs and Initiatives Bat and Bird Houses Within the City Centre and along its pathways, architecturally styled birdhouses provide shelter for wildlife and serve as natural conversation starters. In addition, purple martin birdhouses and 5 new bat houses help to control mosquitos and other insects; bats can eat up to 1,000 mosquitos per hour. Moreover, Michigan bats feed on a variety of moths, flies, beetles, and other insects. Without a healthy bat population, plants are placed at risk from invasive insects and humans are at risk of disease as the number of mosquitoes rise. By providing dry, safe houses for bats to sleep, we can help our ecosystem . -224- �Chapter 8: Puhlic Infrastructure Current Programs and Initiatives Dog Stations COVID-19 lead to an explosion of pet adoptions, especially with dogs and encourage people to lead more active lifestyles. As many people started walking their dogs more while working from home, the City realized more dog-related infrastructure was necessary along public trails. As such, the Planning Department is recently installed 2 free dog treat stations along the City Centre trail. If successful, more stations may be installed in other locations. You Can Signs Most parks and public spaces have signs with a long list of "No's," i.e. No ball playing, No skate boarding, No Fun, etc. To encourage fun, community, and healthy living, Southfield added two "You Can Signs" along the Civic Centre Trail. ~.~•==Ti T- , . ·om~nc ascaBoarJ ~O~:VI~ f--_ r ll* ;E~I l I -225- �.--- ..-- ,...., ....- ,...,,.. Chapter 8: Public Infrastructure Current Programs and Initiatives Non-Motorized and Motorized Infrastructure Wayfinding and Interpretive Signage The City has recently installed updated wayfinding signage in the City Centre district to make recreation, tourism, and being outside simple and enjoyable for both residents and visitors. w.yfinding/Dire<.lional Blki. & Pl!destt1•n Poth Pedestrian Path al a. Gatewoy Sign G;ite~y Sign • Conden~d Ped!Ktrlan Path Econo S.kP w B P11destrian Gat"WilY Sign Interpretive Ponti ThreeSldfd Kto!okw/Rod -226- Interior Information Oi,pl•y ,(/> Two Sid..,j K,c~k w / R 'You can·s19n, Trdll Marker• <I> lw, c;,,dwd K, ~k �J Chapter 8: Public Infrastructure.' urrent Programs and Initiatives Pedestrian Respite Stations Pedestrian respite stations include benches, accessible pads for wheelchairs and trash receptacles placed approximately 1/8 of a mile apart. Strategically placed benches signal a welcoming atmosphere, and, according to a 2017 survey by Center for Active Design, can even help build public trust, increase public satisfaction, and encourage public participation. 65 -227- �~ ~ .-- ,--. ,...., ............. ....- ~ ChaJ>lcr 8: Public Infrastructure Current Programs and Iniliati\'cs Upcoming Road Projects Map 31. Current and Upcoming Transportation Projects r-------------W 1l llllie ltd ;; 1 10 7 , Jti 1 W12111;lelld • J C011strnc:tio11 Year W 11 lllile Rd y 19 20 ... a: - - - 2022 I ...a: = 1 - - - 202·1 !' j ~ ( 202:~ ii Future WtOIIIJlelld '!I 30 ... a: J 29 2 8 ...a: ~ I ~ \\ ~ c::::,( 82 3 ~hie ··--..~.... ll U"' J'<J.l!..'!J,. -228- �Chapter 8: Public Infrastructure Current Progrmns and Initiatives Traffic Calming Traffic calming uses physical design and other measures to improve safety for motorists, pedestrians, and cyclists. It has become a tool to combat speeding and other unsafe behaviors of drivers in the neighborhoods. It aims to encourage safer, more responsible driving and potentially reduce traffic flow. Traffic calming measures are grouped within four categories: horizontal deflection, vertical deflection, street width reduction, and routing restriction. The category descriptions and the measures they include are presented below. A horizontal deflection hinders the ability of a motorist to drive in a straight line by creating a horizontal shift in the roadway. This shift forces a motorist to slow the vehicle to comfortably navigate the measure : • • • • • • Lateral shift Chicane Realigned intersection Traffic circle Small modern roundabout and mini roundabout Roundabout A vertical deflection creates a change in the height of the roadway that forces a motorist to slow down to maintain an acceptable level of comfort: • • • • • • Speed hump Speed cushion Speed table Offset speed table Raised crosswalk Raised intersection -229- �,- ~ ~ .... ....-· ........ ....- .....- .....Chapter 8: Puhlic Infrastructure Cm·rcnt Programs and Initiatives A street width reduction narrows the width of a vehicle travel lane. As a result, a motorist slows the vehicle to maintain an acceptable level of comfort and safety. The measure can also reduce the distance that a pedestrian travels to cross a street, reducing exposure to pedestrian/vehicle conflicts: • • • • • Corner extension (i.e., a curb extension at an intersection) Choker (i.e., a midblock curb extension) Median island On-street parking Road diet A routing restriction deters cut-through traffic at intersections: • • • • • Diagonal diverter Full closure Half closure Median barrier Forced turn island Southfield traffic calming examples include: • • • • Mid-block chokes, bump-ins, and mini-roundabouts: On Winchester, traffic calming was completed with a scheduled water main replacement and road improvement project in 2018. This included midblock chokers, intersection bump-ins and a mini-roundabout. Speed studies confirmed a decrease in speeds after the measures were installed. Roundabouts: These were installed along Bell Road in 2016 to remedy speeding and a stop-controlled intersection that was frequently violated. Two previous round-a-bouts were installed on Evergreen Road in 2016. Speed humps: This option was discussed with Neighborhood Services Committee in July 2021. As a result, a demonstration project for speed humps along 5 local streets proposed: 2 roads will have asphalt speed humps and 3 other roads will each have different style manufactured speed humps. Installation to be complete in spring 2022. Speed Table: A speed table was installed in at the now vacated portion of Jeanette to limit traffic into the Evershire neighborhood from the City Centre commercial district but has been removed to allow emergency vehicles and public works quick access. -230- �Chapter 8: Puhlic Infrastructure Current Programs and Initiath'cs Bus Stop Improvements In 2019, the Planning Department completed a comprehensive review of 402 bus stops throughout the City evaluating each for transit propensity utilizing 7 variables: • • • • • • • Density within¼ mile on each side of transit stops % of population of older adults located within walking distance of transit routes % of population of persons with disabilities located within walking distance of transit routes % of population of low income located within walking distance of transit routes Households with one or no vehicles Ridership data provided by SMART and DDOT Transfer locations As a result, the City Council authorized Metro-Act funds to make improvements City-wide base upon priorities established in the study. Map 32 demonstrates the study's findings across the city. -231- �- ..... ---- .......- ~ .....,. ~ ~ '111111'7 Chapter 8: Public Infrastructure Current Programs and lnitiati\'cs Map 32. Priority Bus Stop Improvements ~ · Id " Miks \\ I ,u-· ...,f ·1 - ~·t..,n, -. ,,., I •...~~ I • , L ;· J ,'.~ -: ,,_ • 0 I • ,. •·...r~ J ' ,. , .. . .j :H : ........ ... -.:r \ ··::_-· l o..;11.•-----·- • fl• '.: 1~ -t t -'• - ,, ... •, _,., .... ffj Priority '\ ! \ l ...... ;1114 Bus Stops us 0.25 ~. . !: .... r, .,- ~rt• •• ::- !>.~ ..... ., . .. ,. iu .,, - Ml ~ V '.1 ! -- .. ···• • • • • • • • • 2 3 4 5 6 : l Associated Amenities . '" . • •f ,: : i, ....... l ...... ~ i ) \ \ ~ :.., ~,,. j J \. ' T ' 1. 1' ,., " . i ..... ";•• ...r _' , ... ,: I ~ ..... •,-s ~ ~., "" • "" ,.._ ·- e ~ '·.. ' ,~:~f_j•' ··:1 ~i Medium 3-5 Keywalk, pad, bench, trash High 6-7 ...• G ..,,i - Low 0-2 Keywalk l "• • - -~ !'! '-. .~ ! \ 3 I : ' ~ t -. ~"I• it I · ·· 1 \ ,,¥ .. .f t t Keywalk, pad, bench, trash, shelter l ' -232- �Chapter 8: J>uhJic Infrastructure Current Pro~rams and Initiatives Bus Stop Priority Plan (5-Vear - 2019) Year1 Year2 • • Begin high priority • • • • • 6 keywalks: 18pads: 15 benches: 13 trash receptacles: 14 shelters: Total: $8,700 S18,000 S26,400 520,400 S238,000 • Year3 Complete high priority • 4 benches: • 4 trash receptacles: • 4 shelters: • • • • 39 keywalks: 39 pads: 39 benches: 39 trash receptacles: Total: • Total: • • • • $56,550 $39,000 $85,800 $66,300 50 keywalks: 50 pads: 50 benches: 50 trash receptacles: Total: S72,500 S50,000 S110,000 S85,000 $317,500 $331,250 Year 5 Continue medium priority • • • • Continue medium priority Begin medium priority $311,500 Year4 • $8,800 $6,800 $68,000 34 keywalks: 55 pads: 55 benches: 55 trash receptacles: • Complete medium priority $49,300 $55,000 $121 ,000 $93,500 • • • $318,800 • 44 pads: 51 benches: 51 trash receptacles: $44,000 $112,200 $86,700 Begin and complete low priority • 59 keywalks: Grand Total: $85,550 Total: $328,450 -233- • Low: • Medium: • High: $85,550 $1,126,850 $395,100 $1,607,500 �- - - - - - - - - - -- -- - - - - Chapter 8: Public Infrastructure Current Programs and Initiatives Stormwater and Green Infrastructure Green Infrastructure Ordinance In 2017, Southfield amended the Zoning Ordinance to include, encourage, and accommodate green infrastructure. The amendment created regulations for green infrastructure and low impact development methods, as well as revised storm water management, landscape, and parking standards, conditions, and general requirements. The update included definitions for a wide variety of green infrastructure features and required additional detail for development projects, including the production of a stormwater management plan and landscaping plan for developments that meet certain criteria for level of intensity. 66 Tree City USA Program As a Tree City USA, the City's tree planting programs help to reduce urban temperatures, lower air pollution, and slow stormwater flows into waterways. City planners make every effort to save (or replant) as many trees as possible with every proposed site plan. Over 1,000 new trees have been planted along streets and highways in Southfield. Southfield residents may also take advantage of the Trees for Southfield program where shade, flowering, or evergreen trees may be purchased at-cost by Southfield residents and delivered right to their home. Southfield landscape maintenance programs are also "Earth-Friendly" to minimize surface water pollution, including mowing high, recycling turf grass clippings, using integrated pest management, and low phosphorus and slow-release nitrogen fertilizers. The City has also developed standard tree planting guidelines for developers, to make improving the urban forest simple and easy. 67 Public Education on Riparian Corridors The City has partnered with Beverly Hills, Birmingham, Oakland County, SOCWA, and non-profits to develop both a public education program and a conservation management plan for the main Branch of the Rouge River. The effort is intended to preserve and protect the resource for water quality and public enjoyment. -234- �Chapter 8: Puhlic Infrastructure Current Pro~ram~ and lnitiatin~s Drinking Water and Sanitary Sewer Infrastructure Infrastructure Asset Management Program In 2020, SEMCOG worked with local communities and agencies to collect data on underground water infrastructure: drinking water, sanitary sewer, and stormwater systems. The agency is currently in the process of analyzing the data to develop regional metrics of overall water infrastructure condition and investment needs. The goal of this study was to quantify the investment gap in the region's water infrastructure systems in the region and to begin identifying funding opportunities for asset owners. 68 Construction Projects At the time of this Master Plan, Southfield has five ongoing/recent water and sanitary sewer infrastructure projects. These projects, as well as a description of each, are explained below. Table 7. Priority Water Construction Projects Project Lctkc Ravines Subdivision Section 24 Area 4: Soutlt/ield Village Estates and Sherfield Place Section 25 Arca 10: Addison, New Hampshire, George Washington, Fairfax, Harden, and Arbor Section 25Areas 7& 8: 1~en Mile Road/Pierce Avenue Intersection Section 35: Melrose, Avcdon, Stahelin, and Greenview Scope of Improvements Water Main replacement Asphalt road rehabilitation Improvements to stormwater outfalls Sewer separation Water main replacement Road reconstruction $13.2M investment Water main replacement Combined sewers will be separated and sanitary flow will be directed to pump station at Ten Mile and Pierce Storm leads will be made available for each home to connect sump pump lines Water main replacement Separating sanitary flow from storm water flow plus new sanitary pipe installation on some streets Reconstruction of streets in concrete, including approaches Water main replacement including upgrading 6" mains to 8" mains Small amounts of storm sewer installations Rehabilitation of asphalt streets by pulverizing existing asphalt and topping with 4" of a new asphalt road -235- �- - - --- -- --- ..,..,. ~ Chapter 8: Public Infrastructure Current Programs and Initiath·cs GLWA Water Residential Assistance Program {WRAP) The WRAP program provides direct assistance to low-income Southfield homeowners who have aging plumbing infrastructure, water bills, or other general water needs. The program offers clients services such as a home water audit, plumbing repairs, water saving kits, and bill payment assistance. This is supplemented by the City of Southfield Water Department, which offers free energy audits, rebates, and equipment that can lower water bills. Connection Assistance The City provides two forms of assistance four properties that need or want to connect to City water and sanitary sewer. The first is a lowinterest loan for all Southfield residents, which allows for an interest only payment of 3% for the first three years with the remaining balance to be financed at 3% amortized over 15 years for a total of 18 years. The average septic to sewer loan in Southfield is $9,448.57 with an annual payment of $791.47 (again dependent upon other factors). The second is a zero-interest loan for income eligible residents through the Southfield Home Improvement Program Well and Septic Program (SHIP-WAS Program). The SHIP-WAS Program will cover the cost of tap fees, installation of sanitary and water lines, elimination of septic tanks and minimal/limited restoration of areas disturbed by construction. -236- �Chapter 8: Puh1ic .Infrastructure Key Trends & Challenges Key Trends & Challenges Electric Vehicles As electric passenger vehicles (or EVs) become more popular, Southfield is readying itself for the changes in infrastructure that will come along with the national shift. Michigan currently offers 480 publicly accessible charging stations featuring nearly 1,400 charging outlets, in addition to 146 private charging stations throughout the state. Michigan continues to build out this infrastructure to encourage further EV adoption, putting the state within the top 25% of states for electric vehicle registrations. Recently, Southfield installed two EV stations right at the Civic Building (pictured right) and is continuing planning for more EV spaces in the future. Although electric vehicles are an environmentally-conscious alternative to a standard vehicle, the City of Southfield is cognizant of the various challenges regarding the use of electric vehicles. The Fire Department is concerned about safety hazards related to fires caused by the highvoltage, lithium-ion batteries. Electric vehicle fires are rare but pose a threat when they do occur. The cost of owning an electric vehicle is discouraging, especially in low-income households. The lack of charging stations may also hinder residents from purchasing an electric vehicle. As the City continues to support the use of electric vehicles, the City will continue to explore other sustainable transportation options. Resources, data, funding opportunities, case studies, and best practices for electric vehicles and infrastructure planning can be found on the Southeast Michigan Council of Government's website. Table 8. EV Charging Stations Existing Lawrence Technological University Southfield Municipal Campus* Eaton Corporation (2) 1-800-LAW-FIRM/Karmanos Tamaroff Nissan Avis Ford Onyx Office Building 21000 W Ten Mile Rd 26000 Evergreen Road 26201 Northwestern Hwy 26700 Lahser Rd 28585 Telegraph Rd 29200 Telegraph Rd 29777 Telegraph Rd Proposed Denso (3) Mapletree Apartments Proposed Gas Station * Public -237- 24777 Denso Dr 28509 Franklin Rd 28681 Northwestern Hwy �,- - --- - ..... ....-· ...... ...- ...Chapter 8: Puhlic Infrastructure Key Trends & Challenges Autonomous Vehicles and Car Sharing Automated and connected vehicles (ACV) and autonomous vehicles have captured the interest of the public, industry, and transportation authorities. ACVs can significantly reduce accidents, fuel consumption, pollution, and the costs of congestion which in turn will offer a fundamental change to the future U.S. transportation network. 69 Further, connected vehicles will drive the transformation of global wireless data networks, make it unnecessary for many to own a car at all, and radically alter transportation. Electric vehicles or EV's are the future, and each year automakers add more EVs to their lineup. Everyone is working on electric vehicles, from well-established existing manufacturers to new names. 70 Who needs a parking spot close to work if your car can drive you there, park itself miles away, only to pick you up later? Indeed, one of Google's goals is to facilitate car-sharing. That means fewer cars on the road. Fewer cars, period. Who needs to own a car when you can just order a shared one and it'll drive up minutes later, ready to take you wherever you want? "This [has the potential to] dramatically reduce the number of cars on the street, 80% of which have people driving alone in them, and also a household's cost of transportation, which is 18% of their income-around $9,000 a year-for an asset that they use only 5% of the time," said Robin Chase, the founder and CEO of Buzzcar. 71 One impact that will need to be addressed is the residential power grid and supply through electric charging stations. Drop off and pick-up areas will need to be designated for autonomous vehicles. Reduced parking stalls and parking areas, which means reduced impervious surfaces, may also be a benefit from more autonomous vehicles. Autonomous Delivery Rapid growth in electronic commerce, or e-commerce, and consumers' demands for faster provisioning of goods and services requires transportation companies to improve logistical approaches and delivery technologies. Among other strategies to meet growing reliance on ecommerce and consumer demands, transportation companies have developed automated delivery devices to provide safe and efficient lastmile delivery, which is the movement of a product from the transportation hub to its final destination, often in a residential location. Automated delivery devices are autonomous robots that have safety and navigation features and are designed to travel on sidewalks or along the shoulder of roadways. Some people believe that retailers and consumers in Michigan would benefit from the safe and uniform deployment of automated delivery devices. Accordingly, it has been suggested that the Michigan Legislature enact legislation to govern the use of automated delivery devices. -238- �Chapter 8: Public Infrastructure Key Trends & Challenges Nature-Conscious Building As mentioned above, low-impact development (LID) uses manmade and natural landscape features to handle storm water as close as possible to where rain and snow fall, and to manage this water as a resource rather than a waste product. Beyond the typical LID methods like rain gardens and green roofs, additional methods of nature-conscious building have emerged over the last five years, including using bio-conscious construction mat erials and incorporating habitat into building design . Beyond green roofs they use vegetation to capture stormwater, some engineers are now considering roof ponds, which can capture water and provide habitat for waterfowl in areas that otherwise lack open water. Initial research has found that roof ponds are about equally effective in maintaining indoor thermal comfort as other passive heating and cooling strategies. 72 Additionally, some companies are finding ways to change t he composition of construction materials themselves to reduce carbon emissions and make it easier to grow plants on the surface of buildings - the London School of Architecture has been experimenting with a bioconcrete that lets moss grow on the surface, step toward incorporating green infrastructure into previously unexplored aspects of development. 73 COVID-19 Pandemic-Driven Recreation Following the onset of the COVID-19 pandemic, the demand for urban greenspace has grown across the nation as people recreate closer to home, rather than traveling far distances to major attractions or national parks. In March of 2020, researchers saw a nearly 100% increase in Google users including "go for a walk" in their search terms online. 74 Increasingly, green infrastructure is being recognized as a way to add greenspace into the small pockets of cities that are currently lacking. For example, adding a rain garden along a busy street makes getting out and walking during more enjoyable and gives people a mental respite from the pandemic, while also capturing roadway runoff. As a largely builtup city, Southfield is in a unique position to benefit from these green infrastructure additions in areas where large greenspaces cannot be constructed. Smart Infrastructure Monitoring Leveraging recent advances in technologies, "smart" water systems are poised to transform water resources management by enabling real-time sensing and control. To reduce flooding and improve water quality, University of Michigan Professor Branko Kerkez and his team are using autonomous sensors and valves to create "smart" stormwater systems. In collaboration with social scientists, engineers, and local officials and residents, the research team is working to discover adaptive, real-time ways to reduce flooding forecasting, and improve water quality. Sensors measure the quality of the water, as well as how much of it is flowing through the system at any given time, and other variables. These sensors have been deployed in both Detroit, through the GLWA, and Ann Arbor, and may be the future of water management in midwestern cities. 75 Trees as a Utility Communities around the US are increasingly starting to think of trees as a key part of the stormwater infrastructure system . Trees act as a "living utility" by intercepting stormwater and absorbing it before it becomes a burden on municipal pipes and waterways. For example, the City of Ann -239- �,__ r- ·-- ,_., 1...- ,....,- l. ..,- ~ 7 1111111•" l " ChaJ>ter 8: Public Infrastructure Key Trends & Challenges Arbor maintains an extensive street tree network that captures 65 million gallons of stormwater each year, amounting to approximately $4.million in infrastructure savings for the City. As cities trend toward more invocative definitions for "utilities," it may be time for Southfield to consider the inclusion of natural features, beyond green infrastructure, as a formal infrastructure asset. 76 Materials Management , The City of Southfield has maintained an ongoing partnership with the Resource Recovery and Recycling Authority of Southwest Oakland County (RRRASOC) for the City's recycling needs. The City encourages all residents to participate in recycling efforts and offers information on the City's website regarding how to obtain recycling carts and bins. RRRASOC's data indicates that the City of Southfield is a high performer with recycling participation. However, the City falls short from the national average and is underperforming when compared to neighboring cities. There is much room for improvement with recycling participation and the City acknowledges the following challenges: CITY OF SOUTHFIELD 2021 Souo WASTE AND RECYCLING DASHBOARD METRICS Materials Household Hazardous Waste (tons Yard Waste (tons Total Tons Utilized u • • • Lack of public education on the proper way to recycle various household materials Lack of understanding of the positive impact each individual makes on the community and the environment by choosing to recycle Inability for apartment complexes, condominiums, and other multifamily housing units to participate in a recycling program With the City's upcoming Sustainability Action Plan, one of the goals is to reconcile some of the disconnect with recycling participation through better public education efforts and reevaluating public policy to accommodate recycling programs for various commercial and residential properties normally overlooked or excluded. The Sustainability Action Plan will also thoroughly analyze recycling data provided by RRRASOC and evaluate annual metrics such as participation levels, amount of materials recycled, and equivalent carbon reduction attributed to recycling. -240- La Reduced Airborne Pollution Emi Reduced Waterborne Pollution Emis tons 8,023.31 29.3% 19,402.18 27,425.49 2.954 11 160 19,723 �Chapter 8: Public Infrastructure Key Trends & Challenges The recycling benefits the City would like to emphasize include the following: • • • • • Recycling creates 10 jobs for every ton of material recycled, while only one job is created if that same tonnage is landfilled. About 100,000 trees are saved annually by RRRASOC's recycling efforts. Recycling in our communities reduces the emission of airborne pollutants by nearly 300 tons every year, not including GHG. Recycli ng by RRRASOC's residents annually reduces greenhouse gas emission (GHG) by approximately 6,000 metric tons of carbon equivalent (MTCE) - equal to nearly 4 percent of their total GHG emissions. Each year, approximately 100 billion Btu's are conserved through RRRASOC's recycling efforts, equal to the amount of energy consumed by more than 1,000 homes in one year SUSTAINABLE MATERIALS MANAGEMENT PREFERRED REDUCE 'rrlols again and again nnde-d REPURPOSE u RECYCLE RECOVE 'R ,,..o ~+J T H01t1r~ o,.. ~"'(, ---•~"'o.: "';. .._c,'V ~ ,R !~ ~ i ~ ~ last ~ I c.GLi:. "llllll■■M•,..·.._...,"f,::-o'> <l:?o;s,~4" R·R·R·A·S·O·C LEAST PR 0 GLE 1 800 -241- �·- -- ----Chapter 8: Public Infrastructure Key Finding8 Key Findings What is Sustainability? According to the United Nations Commission on Sustainable Development, Sustainability means "meeting the needs of the present without compromising the ability of future generations to meet their own needs." The three interrelated pillars of sustainable developments include the environment, social equity, and economic development. Strengths and Opportunities Sustainability Planner In January of 2022, the Southfield Planning Department began hiring for a new position: Sustainability Planner. Although the Department has already been administering sustainability programs and ordinances over the last decade, creating a formal position presents a key advantage for implementing sustainability-focused goals for the City's future. Over the next five years, the Sustainability Planner will concentrate on launching public education campaigns, creating and monitoring sustainability metrics, identifying resiliency strategies, pursuing grant funding opportunities, and enhancing existing green infrastructure, woodland, and other sustainability-related plans. As other Michigan communities have begun to adopt their Sustainability and Climate Action Plan, the Sustainability Planner will lead the efforts of creating the City of Southfield's Sustainability and Climate Action Plan for the City to formally adopt. The Planner will help the City become more involved in organizations such as the Great Lakes Adaption Network, Institute for Sustainable Infrastructure, and the United States Green Building Council. International Council for Local Environmental Initiatives {ICLEI) A second sustainability-related opportunity for the city is the possibility of joining the International Council for Local Environmental Initiatives, which is an international non-governmental organization that promotes sustainable development. ICLEI -242- ' ...... \ SustainabJli �Chapter 8: PuhJic Jnfrastructurc Key Findings provides technical consulting to local governments to meet sustainability objectives, and over 2,500 municipalities in the U.S. are already members. City Administration and the City Planner will formally recommend joining ICLEI to help guide the City towards the goal of being a more sustainable community. ICLEI provides numerous resources that will guide the City in developing a comprehensive Sustainability and Climate Action Plan. One of those resources is the Sustainability Planning Toolkit. This toolkit is a written guide intended to assist local municipalities in organizing their planning efforts and acknowledging that each community is unique and may deviate from some of the toolkit's processes. Ongoing System Separations and Planning Ahead Southfield's ongoing efforts to separate combined sanitary sewer and stormwater systems is putting the City in a better position to handle increased flooding in the future. The City also continues to plan ahead for these events through the Capital Improvements Plan (CIP}, which plans to make the following infrastructure improvements: • • • • • Storm Water Treatment -Adopt treatment regulations for cleaner surface water Basins - Rebuild and maintain existing storm water basins Sewers -Rebuild and maintain existing sewers Stream Bank Erosion - Repair stream bank infrastructure Storm Water Detention - Repair and restore open stream channels Co-Locating Traffic Calming with Green Infrastructure As mentioned above under the COVID-19 Pandemic-Driven Recreation section, Southfield's status as a built-out city makes it uniquely well-suited to leverage green infrastructure to increase green space and stormwater capture . To add another function, the City could co-locate green infrastructure improvement with traffic calming efforts, incorporating vegetation as a way to slow traffic and improve roadway safety. For example, rain gardens can be planted in pedestrian crossing "bump-outs" to increase drivers' sense of closeness to the curb and encourage slower speeds. For further opportunities regarding the City's pilot traffic calming program, please refer to the Key Findings of Chapter 4. -243- �r-- ~ ~ ,..... ....... ...Chapter 8: Puhlic Infrastructure Key Findings Redevelopment Ready One of the City's strengths is the numerous services that it offers to incentivize and lower the cost of green development. These services include the standardized tree planting and stormwater engineering schematics that are free for any developer to use. In addition to these, the City offers Green Fast Track Review to any development project that has environmentally sustainable or "green" components, which prioritizes site plans that meet sustainability objectives. Climate Migration Destination As the world's climate changes, experts are looking around for places that are likely to receive in-migration of population. A growing number are pointing to the Great Lakes region, especially Michigan, and its historic cities and towns. From a climate migration perspective, the region has many advantages: it is not subject to sea level rise or hurricanes, prone to wildfires, and rarely experiences water shortages. Additionally, the region's most frequent extreme weather events, blizzards, are likely to be mitigated by a warming climate. 77 • Lead Plan Development • Ensure Departmental Participation • Make Major Announcements • Brainstor • Develop • Input on Plan • Planning • Lead Plan Development • Ensure Departmental Participation • Make Major Announcements • Define High Priority Issues • Analyze Issues & Strategies as Required • Public Meeting Participation -244- �Chapter 8: Public Infrastructure Key Findings Weaknesses and Threats Climate Change: Climate Migrators and Floods Climate change refers to long-term shifts in temperatures and weather patterns. These shifts may be natural, such as through variations in the solar cycle. But since the 1800s, human activities have been the main driver of climate change, primarily due to burning fossil fuels like coal, oil and gas. Burning fossil fuels generates greenhouse gas emissions that act like a blanket wrapped around the Earth, trapping the sun's heat and raising temperatures. Examples of greenhouse gas emissions that are causing climate change include carbon dioxide and methane. Energy, industry, transport, buildings, agriculture, and 2- SLIGHT construction are among the main emitters. (SLGT) As more people move to Michigan over the next Scattered No severe* century, many cities will experience a strain on their severe storms thunderstorms existing infrastructure as more people use their water, possible expected stormwater, and sanitary sewer systems. Southfield Lightning/flooding Short-hved andtor More persistent may face a particular challenge under this scenario, I threats exist with all and/or widespread, due to its aging infrastructure and high impervious thunderstonns a few intense surface area, which makes it more susceptible to flooding. The City has experienced more frequent Category 2 storms in the last few years which have been attributed to power outages, property damage, and flooding. -245- �,,_, -- ~ -- llllllr" _..... Chapter 8: Public Infrastructure Key Findings In October 2022, the Sustainability Team at the City of Southfield released a survey to all City Staff to understand individual baseline perspectives regarding sustainability. Survey participants were allocated two weeks to complete the survey and the results were anonymous. The survey consisted of 15 questions organized in various formats from ranking topics of importance to filling in blanks with phrases and recommendations that correspond to certain questions. There were a total of 75 participants from numerous departments throughout the City. Overall, most responses confirm the importance of sustainability and reflect support for the development of a Sustainability and Climate Action Plan. Over 97% of respondents Agreed (61.33%) or Strongly Agreed (36%) that "Sustainability is an important aspect of the future of our City." Figure 25. Response Summary from City Staff Sustainability Survey - Question 1 QUESTION - How do you feel about the following statements? I have a good understandlns of what sustainablllty is and what It means to me. 1U7'K Sustainability Is an Important aspect of the future of our City. 6.00% Sustainability Is an Important aspect of the future of our Region. 34.67'(. Sustalnablllty ts an Important aspect of the future of our State. 34.67% Sustainability Is an Important aspect of the future of our Country. 32.00% 56.~ 24 .00% The City of Southfi~d should develop a Sustainability Plan to help guide our current and future actions regarding sustainability. The City of Southfiel d should develop a Climate Action Plan to address factors that effect our climate. 11.~ 31.6~ The City of Southfield should set or help establish Greenhouse Gas (GHG} Emission Reductions Goals for City• owned assets and operations. The City of Southfiel d should set or help establish Greenhouse Gas (GHG) EmlsslOl'I Reductions Goals Citywide. Renewabl e energy sources such as solar, seothermal, wind, biomass, and hydropower should be prlorltlted to meet current and future energy demand. 21.IK 17.811' 33.33" 35.62" ■ Strongl -246- �Chapter 8: Public Infrastructure Key Findings Figure 26. Response Summary from City Staff Sustainability Survey - Question 2 QUESTION - The following are some topics that are commonly referenced in the discussion of sustainability. How important is it that the City of Southfield prioritize these topics? Water & Sewer - Safe and reliable access to clean water and disposal of waste. Transportatjon - Maintenance of roads, bridges, public transit, and walkable Infrastructure. Solid Waste & Recycling - Accesslbl._. and easily understood solid waste disposal options. Municipal Facilities - Modernized, energy efficient buildings and facilities. Community Cohesion - Diverse, equitable, and rnclusive access to community resources and civic engagement. ,.... lo.It" 24.32% 32.43" 10.27" ll.08" 16-221' 25.68% 33.78" U.Sl" Public Health & Safety - Accessible programs and information. Economic & Financial Vitality - Responsible and transparent financial practices. U.Sl" Energy - Dependable and resilient infrastructure. 12~ Education - Competitive, equitable access to quality education and Information. U.'IOK Culture - Civic engagement through art, history, and social sciences. Environment - Maintenance of ecosystems, habitats, air quality, and natural resources. 21.38% 30.14" 20~55" 1U&1' 11.11" 26.39" 23.61" ■ 1 (Not Important) -247- ■2 ■ 3 4 ■ S ,(Very Important) ■ No Answer �,_ l-- ·- I_, ,_... I--- 11111111"""" ll Chapter 8: Public Infrastructure Goals, Objectives, and Sll·ategies Goals, Objectives, and Strategies Goals o o o o o o o o o o Ensure sustainability improvements are distributed equitably across the city Ensure that all elements of the built environment, including land use, transportation, housing, energy, and infrastructure, work together to provide sustainable, green places for living, working, and recreation, with a high quality of life Ensure that contributions of natural resources to human well-being are explicitly recognized and valued and that maintaining their health is a primary objective Promote active living by making it safer to walk or bike to daily activities like shopping, work, school, and recreation Support and adopt Smart Growth policies to ensure the community is socially, economically, and environmentally sustainable Educate the community about sustainability initiatives and opportunities to lower their impact on the planet Foster partnerships with sustainability experts to create a network of knowledge Facilitate access to information and communication technology Develop policies that focus on higher quality of life through clean air and water, beautiful parks and green spaces, and clean and efficient energy use Promote the public welfare and serve the public interest, convenience, and enjoyment through the promotion of the arts in the City of Southfield Objectives and Strategies o o o o o o o o o o Hire a Sustainability Planner Establish a Sustainability and Climate Action Plan Task Force Create and adopt a Sustainability and Climate Action Plan document Adopt a Climate Action Resolution by City Council Adopt a formal Complete Streets Policy, beyond that included in the Master Plan, and a Vision Zero Action Plan Join the International Council for Local Environmental Initiatives (ICLEI) Engage City Staff and Elected Officials in sustainability education efforts and surveys to establish baseline sustainability knowledge Recruit external partners to form a Sustainability Advisory Board Author educational material for City events that promote sustainable practices Ensure infrastructure projects do not adversely impact disadvantaged communities or the natural environment -248- �I m ~ N I �Chapter 9: Public Facilities and Services Art Title: LTU Barrier Mural 2 by Sheila Nico/in �r 9: Public Facilities and Scn·iccs ·111Lroduct.io11 Chapter 9: Public Facilities and Services Introduction The City of Southfield offers a range of public facilities to its residents and businesses. The quality, availability, and cost of these elements are among the factors influencing growth and redevelopment in the city. Residential, commercial, and especially industrial users, make location decisions based, in part, upon the ability of a municipality to meet their present and future needs in the most cost-effective way possible. As competition for new development between communities grows and as technology advances, residents and business owners will expect more from local governments. To keep pace with these demands, Southfield must continually upgrade and diversify its facilities and services. Public facilities and services include educational and religious institutions, library facilities, public safety, parks (discussed in Chapter 3: Healthy Living), sewer, and water (discussed in Chapter 8: Public Infrastructure), all of which are provided to serve the needs of residents and businesses in Southfield. These are all organized and operated daily by City departments. Residents also influence these services through participation in commissions, boards, and election to City Council. City Government The basic form of local government in Southfield is Council-Administrator. The Administrator is responsible for overseeing the everyday mechanics of City government and reports directly to the seven-member City Council. City Council is the local legislative body which determines City policy, makes decisions on zoning, ordinances, and legislative matters. The Mayor, the ceremonial head of City government, makes recommendations to Council and is the City's representative to all other legislative bodies. The City of Southfield is a progressive community that is a welcoming, livable, sustainable, vibrant, walkable, and inck.:~:·v'e city that strived to provide equal opportunities to all individuals. The City of Southfield is fortunate to be served by many long-tenured elected officials, administrators, department heads, directors, and staff. Both the Mayor and City Administrator maintain open door policies to their respective offices to maintain clear and open lines of communication. The City of Southfield also launched a new program in 2016, the Southfield Ambassadors, as a collective of talented residents that strive to stimulate progress within Southfield's civic, community, business, and economic development landscapes. Ambassadors work to connect with fellow residents and surrounding cities to promote Southfield and raise awareness of its many events and activities. This select group of volunteers engage in an active two-year leadership development program while networking with Southfield officials, organizations, and businesses to raise public awareness of key programs and projects for the city. -251- �- - --- --- ......,.. IIIIIIIF"' ..,... lllllllr"" Chapter 9: Public Facilities and Services Introduction Ambassadors are diverse in their work and life experiences as well as their demographic backgrounds. The intent of the Ambassadors program is that they will stay involved in the city well after their two-year fellowship to continue their efforts to benefit the community. City Boards and Commissions Southfield has an active resident population that participates in many different boards and commissions, totaling 34. Residents may become members of these groups either through appointment or by election. At the time the plan was prepared, these bodies included, but are not limited to: Existing City Boards & Commissions Arts Commission Board of Review Brownfield Redevelopment Authority Building Authority Commission Building Code Board Citizens Police Advisory Board City Centre Advisory Board City Council Civil Service Commission Commission on Senior Adults Downtown Development Authority (DOA) DOA Citizens Area Council Economic Development Corporation Electrical Code Board Fire and Police Retirement System Board Historic Designation Advisory Board Historic District Commission Housing Commission Library Board Library Building Authority Local Development Finance Authority Local Officers Compensation Commission Mechanical Code Board of Appeals Parks and Recreation Commission Planning Commission Plumbing Code Board of Appeals Retiree Health Care Benefits Plan and Trust Board Tax Increment Finance Authority SERS Board Total Living Commission Veterans Commission Wildlife Commission Zoning Board of Appeals ----------~---~~--~~~~~~-~~~~~~~~~--~~-- City Departments The City of Southfield Donald J. Fracassi Municipal Campus, including City Hall, is located at 26000 Evergreen Road in the Southfield City Centre district. The Campus houses offices for most City Departments, including Parks and Recreation, Senior Center, Public Safety (Police), the 46th District Court, Public Services, City Administration, Clerks and Treasurer, and boards and commissions. At the time this plan was prepared, the City had 31 departments under the Mayor, City Council, and the City Administrator. Many of these departments had a direct or support role in implementation of this plan. -252- �Chapter q: Public Faci.lities and Services Introduction Other Agencies and Institutions Southfield includes a host of outside agencies that require on-going coordination and communication. Institutional resources such as libraries, schools and places of worship enrich the lives of residents and are important in attracting new businesses and residents to the region . Institutional resources should be showcased consistently as this plan is implemented. Most importantly, the City of Southfield should work to highlight these facilities in promotional materials to help market the City. Southfield Public Library The Southfield Public Library is located within the Municipal Center complex on Evergreen Road. The library has been a dependable community resource and center for information since 1960. The library has grown steadily ever since and now offers an unsurpassed collection of over 250,000 print and media resources, all easily accessed in a world class building constructed in 2003. All residents of Southfield and Lathrup Village are eligible for a Southfield Library card which includes access to the library's electronic offerings such as e-books, downloadable audiobooks, and research databases. The library is part of TLN (The Library Network), a consortium of 65 communities which have formed reciprocal borrowing agreements to allow residents access to each other's libraries. -253- �..--. -- --- ... ...,.. llllllllf'" lllllf"'" Chapter 9: Public Facilities and Set"\'ices Introduction The Southfield Public Library offers a full array of modern library services, including books, magazines, newspapers, DVDs, CDs, public computers, WI-Fl, audiobooks, and wonderful programming. Below is a sampling of the types of amenities available at the Southfield Public Library: • • • • • • • • • • Vibrant Children's Library lmaginarium Children's Garden Group Study Rooms Drive-Up Services Friends Book Sales Auditorium and Large Meeting Room Foreign Language Collections Literacy Collection Quiet Study Areas Small Business Start-Up Center Oakland County and Oakland County Michigan Works! Southfield The Oakland County Michigan Works! Southfield Service Center is a Division of the City's Business and Economic Development Department. Funded by Oakland Workforce Development Board, the Michigan Department of Labor and Economic Opportunity administers the following programs for job seekers and employers: • • • • Employment Services Workforce Innovation and Opportunity Act (WIOA) Trade Adjustment Assistance (TAA)* Partnership, Accountability, Training, Hope (PATH)* Oakland County Michigan Works! Southfield is one of six Service Centers in Oakland County. 78 As a One-Stop Center, they have designed their programs to fit local needs, working together with the Business Development Department, Southfield Area Chamber of Commerce, and schools to fulfill the Michigan Department of Labor and Economic Opportunity Mission Statement "to develop a system that produces a workforce with the required skills to maintain and enhance the Michigan Economy." Its major premise is that all major workforce development and economic development services should be available through a single point of entry. Oakland County Michigan Works! Southfield's focus is to help ensure that Michigan employers hire better educated and better trained employees. -254- �Chapter 9: Public Facilities and Sc1"\·iccs Introduct.ion MOOT and Oakland County Two key agencies are the Michigan Department of Transportation (MOOT) and Oakland County. The County interacts with the City in many facets including the drain and road commissions, parks and recreation, economic development, and the court system. Colleges and Universities Lawrence Tech University Lawrence Technological University (LTU), www.ltu.edu, is a premier private university providing superior education through innovative programs, cutting-edge technology, small class sizes, and a commitment to its motto, "theory and practice." LTU offers more than 100 undergraduate, master's, doctoral and professional certificate programs in Colleges of Architecture and Design, Arts and Sciences, Business and Information Technology, and Engineering. PayScale lists LTU among the nation's top 11% of universities for alumni salaries, which is the highest in the Detroit metropolitan area. Forbes Magazine lists LTU as one of America's Top Colleges and the Wall Street Journal/Times Higher Education places LTU in the top 10% of American colleges and universities. It is also listed in the top tier of Midwestern universities by U.S. News and World Report and the Princeton Review. LTU enrolls 3,000 students during an academic year. Its four residential halls have a combined capacity of over 1,000 students. The University was founded in 1932 with the support and encouragement of Henry Ford . Established to meet the educational needs of business and commerce, LTU has continuously maintained close ties to industry in a multitude of projects in a wide variety of fields. A Lawrence Tech education strives to explain not only why something works, but how it works in real situations and applications. Many LTU academic programs require participation in professional projects that seek to solve real-world problems facing practicing architects, engineers, managers, scientists, and others. Students also gain hands-on experience through co-op jobs and internships. Professional organizations provide additional opportunities to network with industry leaders. Many students participate in applied research projects as early as their freshman year. Lawrence Tech students regularly earn top awards in international competition with other leading colleges and universities. LTU graduates report, in numbers well above national norms that they arrive in the workplace feeling prepared and ready to do their jobs. Even in challenging economic times, 84% find career positions or are registered for grad school at time of commencement - greater than the national average. -255- LTU MISSION "Lawrence Technological University's major focus at this time is the creation of additional space to accommodate emerging fields in engineering, the life and other sciences, and architecture. Looking ahead, it is likely that the University will continue to consider additionai on-campus student housing and the building out of amenities that address needs for student recreation and athletics, conference and meeting spaces, campus beautification, applied research, and a host of other scholastic and academic needs." �.,_.. _. ... --- ~ ...... Chapter 9: Public Facilities and Services Introduction LTU's student body is diverse with more than SO countries represented on campus. The University's Study Abroad program is open to all students, and various cultural events and celebrations focused on diversity are held annually on campus. LTU also maintains relationships and partnerships with universities worldwide. LTU was Michigan's first wireless laptop computer campus and has been ranked among America's top SO "unwired" universities. All undergraduates receive their own University-issued personal computer loaded with their field's industry-standard programs -valued up to $75,000. No other university in the nation offers 24/7 access to computing power like the LTUZone. The A. Alfred Taubman Student Services Center consolidates all student support services - from admissions through career services - into a convenient one-stop center. This innovative 42,000-square-foot building, which utilizes many energy-efficient and environmentally friendly features and technologies, serves as a "living laboratory" and is part of a region-wide stormwater management effort. The Nabil Grace Center for Innovative Materials Research, located on LTU's campus, is a state-of-the-art laboratory for the research, development, and testing of materials for defense and infrastructure applications. LTU offers an undergraduate honors program for highly motivated and qualified students. The Quest Program in the College of Arts and Sciences encourages students to go above and beyond their studies and explore their interests on a deeper level. The Academic Achievement Center helps ease the transition from high school to college by providing support services. In addition to exceptional educational opportunities, LTU offers an exciting student life. A growing number of men's and women's varsity athletic programs are offered. Lawrence Tech is a member of the National Association of Intercollegiate Athletics and the American College Hockey Association. More than 60 student clubs and organizations, including student government, fraternities, sororities, honor societies, and student chapters of professional groups, sponsor a variety of activities during the year. -256- �Chapter 9: Public l•acililics and Sc1Ticc. Introduction Oakland Community College (OCC) The OCC Southfield Campus is located at 22322 Rutland Drive (west of Providence Hospital, south of Nine Mile Road), within the Southfield Downtown Development District. The OCC Southfield Campus offers college readiness, degree, and transfer programs, and serves as a major resource for the primary and continuing education of health professionals. State-of-the-art laboratories support an array of health professions programs, including: • • • • • • Diagnostic Medical Sonography Nuclear Medicine Technology Nursing Radiologic Technology Respiratory Therapy Technology Surgical Technology Approximately 4,000 students attend the Southfield Campus each fall. Nearly half of Southfield students are pursuing an OCC degree or certificate, followed by approximately 42% of students seeking to transfer to a four-year institution. Programs with the largest enrollment at the Southfield Campus are nursing and business administration. The campus, one of five in the OCC system, offers easy entry to the Lodge and Southfield Expressways, and is on public transportation routes to provide students convenient access. Its urban setting is central to Berkley, Beverly Hills, Oak Park, Southfield, and the border of Wayne County. Strategic priorities are performance areas where investments of resources will add the most value to advancing student success and achievement of OCC's vision. • • • • College Readiness (Developmental Education) Employment Readiness (Career and Technical Programs) Transfer Readiness Financial Accountability -257- �r -- --- --~- -· - .... ...,., Chapter(): Public Facilities and Sct'\'ices Fire Department Fire Department Current Conditions The Southfield Fire Department was the first in Michigan to offer advanced life support (paramedic services) when it initiated the service in 1972. Since then, it has continued to be a leader in emergency medical service, with the most modern training and equipment available. Southfield offers a full-service Fire Department which has the dual ability to fight fires and provide paramedic service. It also supplies technically trained special rescue teams such as hazardous materials, high-rise, confined space, and trench rescue. The Department is among the busiest in the county and still manages to maintain an average response time of less than 4 minutes to any address. A fire station supports the needs of the fire department and the community in which it is located. It must accommodate extremely diverse functions, including housing, recreation, administration, training, community education, equipment and vehicle storage, equipment and vehicle maintenance, and hazardous materials storage. While it is usually only occupied by trained personnel, the facility may also need to accommodate the public for community education or outreach . Fire stations will vary somewhat in design depending on specific mission (e.g., the types of emergencies that will be responded to or the types of fires that will be fought). Usually, the facility differences relate to the size of the firefighting apparatus and facility location. SOUTHFIELD FIRE DEPARTMENT MISSION "To provide the citizens and visitors of Southfield with the highest quality fire In 2022 there were five fire stations - two located on Nine Mile, two on Twelve Mile, and one on Lahser Road. and fire protection available. We Recent Programs and Initiatives accomplish this mission by intense prevention, emergency medical care, training, thorough preparation, prompt Emergency Medical Services {EMS) Patient Transporting Program professional response, and a positive, caring attitude toward those we are The Emergency Medical Services (EMS) Patient Transporting Program continues to provide the highest quality service to residents. Since EMS began transporting in 2005, the Fire Department -258- sworn to protect." �Chapter 9: Public Fncilit:ics and Services Fire DeparlJnent has brought in net revenues of $20,800,000.00 over the last 10 years to assist in supporting services. The Fire Department has received over $2.5 million dollars in grants for EMS over the last 5 years. Assistance to Firefighter Grant (AFG) Since the onset of the COVID-19 pandemic, the AFG has been re-invigorated by federal pandemic response funds. The Fire Department has successfully applied for and won AFG funds in the past and will continue to pursue them in the future. In 2013 the fire department applied for and was granted $39,000 through the AFG to purchase and implement: • • • • 60 new fire helmets and physical fitness equipment 6 new commercial treadmills 5 new stair climbers Firefighter Physical Fitness Program Michigan Mutual Aid Box Alarm System (MABAS), Oakway Technical Rescue, Hazmat and Training The Fire Departmenf s involvement in the Michigan Mutual Aid Box Alarm System (MABAS), Oakway Technical Rescue, Hazmat and Training has worked toward meeting the City1s objective of greater "regionalization. 11 Membership and Divisional Leadership in the State of MABAS is a user-driven system designed to streamline the requesting and providing of emergency and fire service resources across the State of Michigan and the Great Lakes Region for events such as major fires, train derailments, tornadoes, hazardous materials incidents, wild land fires, domestic or foreign terrorism and other events that may overwhelm a local fire department. MABAS-MI is one of four states that are piloting the deployment of Mutual Aid Net, a software application that is designed to serve as a resource database and mutual aid deployment tool. Key Trends and Challenges Fire Services Changes It is perceived by many fire service leaders that fire departments across the United States will see a shift from just emergency service response to a comprehensive community risk reduction and management focus. This statement is becoming more and more common as the Department talks with other fire service leaders from across our nation. At the National Fire Academy Executive Fire Officer (EFO) Research Center, documents are being developed and presented on this very topic. It was a topic of discussion at the International Association of Fire Chiefs (IAFC) strategic planning meeting. -259- �-- - .... 111111W 1111111W' • .,.... ~ ,,,,,.. Chapter 9: Public Facilities and Services Fire Department Medical Technology Innovations The medical field is continuously changing with innovative equipment and procedures always on the horizon. EMS is often the first step in the chain of patient care and the Southfield Fire Department's actions are a pivotal point in determining ultimate patient outcome. Hence, the Department is acutely aware of these changes and readily adapt as required. Southfield Fire Department EMS has always been on the forefront of adaptation. Current examples include: • • • • • • Electronic EMS reporting (improves documentation and billing). Intra-osseous capability (enables vascular access through bone) . CO monitoring (measures patient and FF Carbon Monoxide levels). Res-q-Pod {CPR airway adjunct, increases blood flow to brain). King Vision Laryngoscope {Increases successful ET intubations). CPAP (Continuous Positive Airway Pressure, used to treat severe DIB. Key Findings and Future Plans The Fire Department already responds and reactively handles most emergencies and crisis within the community. The Southfield Fire Department will be focusing on a proactive approach to allow for a safer community which works towards improving the quality of life for residents. If the City can prevent most incidents from occurring, then costs to individuals and the community will be significantly reduced, quality of life will be improved, and the potential for economic sustainability will be increased. As government budgets continue to shrink, stress on the Department's ability to provide service will continue. The impact of these cuts is witnessed almost daily in the fire service across the country, with browning out of fire stations, closing of fire stations, staff reduction through attrition, and critical staffing reductions through layoffs. The Fire Department has reached a new era in its history. As the Department enter this new era it must adapt its philosophies, strategies, and tactics. The builders and engineers that design and construct disposable buildings will need to focus their efforts on fire codes that require automatic fire suppression systems as well as early detection -260- FIRE DEPARTMENT 5-10 YEAR GOALS 1) New Fire Training Tower (insert photo illustration) 2) Achieve and retain a diverse fire service workforce 3) Continue to take advantage of State and Federal Grants to help reduce some of the financial strain on the community 4) Increase community education in the areas of risk reduction, fire safety and emergency medical services (EMS). Technological advances in EMS have enabled enhancements in patient care that have improved outcomes and shorter hospital stays for our patients. 5) 2 Week Summer Fire Camp for High School Kids. 6) Implement a "Citizens Fire Academy" that will focus on the day-to-day operation of the fire department. Topics: • • • ■ • • • ■ ■ • • • Administration of the Fire Department Tour of Facilities and Dispatch Center Fire Behavior/Ladder Operations Fire Engines/ Ambulance Familiarization Hazardous Materials Program Vehicle Extrication Fire Hose and Ventilation Fire Prevention and Code Enforcement Fire Safety Education and CPR Training Portable Fire Extinguishers ABC Fires Incident Command System Ride Along �Chapter 9: Public 'F acilities and Scn;ccs Homeland Security and Emergency Preparedness Division systems in all properties - including residential properties - where these systems must be mandatory. Builders who fail to embrace new technology set communities up for increased risk, which will force the Department to employ new tactics and develop a new Risk Management Plan. To keep pace with societal changes, the Southfield Fire Department must continually review the mission and determine if it will meet the community's demands into the future. The old mission of simply "saving lives and protecting property" may no longer have the depth or scope necessary to meet future challenges and the expectations of the public. If the mission must change, fire service leaders must take steps now to meet the challenge of this change. This will require innovation, courage, and the commitment of fire service leaders at all levels, both career and volunteer. Embracing change may be the single greatest challenge facing the fire service in the next century. The Southfield Fire Department has been and will continue to be a regional leader in areas of fire suppression, EMS, high-rise firefighting, technical rescue, hazmat, public education, and technology. Homeland Security and Emergency Preparedness Division Current Conditions The Homeland Security and Emergency Preparedness Division has been in Southfield for many years. Also called "Emergency Management," the Homeland Security and Emergency Preparedness Division was designed to meet the current needs of the City with regard to preparedness, mitigation, response and recovery in the event of a man-made or natural disaster. While many communities rely upon County and State agencies, Southfield has an independent, State-recognized program to serve its residents directly. The continued effort to safeguard the lives and property within Southfield requires a commitment of continual planning, training, and exercising of the response capabilities for any type of threat or disaster that may occur. Paramount to how well the City respond to such an event is how well it is prepared . Preparedness is a whole community approach, so the Division has implemented a "Do 1 Thing" initiative that encourages families to take small steps each month toward becoming better prepared for emergencies and disasters. Every step individuals make to becoming prepared will help first responders, their loved ones, and others in the community. The goal of the Homeland Security and Emergency Preparedness Division is to continue to partner with residents, the business community, and County, State and Federal Agencies to ensure Southfield remains a disaster resilient community. -261- �.... ...... -- -- IIIIIJ"" Chapter 9: Public Facilities and Scr\iccs Homeland Security and Emergency Preparedness Di\'ision Recent Programs and Initiatives Closed Point of Dispensing (POD) Whether caused by an accident, disease outbreak, or terrorist attack, an emergency could occur requiring the public to receive immediate, lifesaving medication. The CDC's Public Health Emergency Preparedness (PHEP) cooperative agreement provides funding to state and local public health departments to support their effective response to a range of public health threats. One of the requirements of the cooperative agreement is for states and localities to develop plans for receiving, distributing, and dispensing medication from the Strategic National Stockpile, a national repository of critical medication and supplies that are available to supplement state and local resources during a public health emergency. The goal in a large-scale emergency is to get medication to the entire population in a short, clinically relevant timeframe (e.g., the release of anthrax into a community would require the public to receive medication within 48 hours). The City of Southfield has partnered with the Oakland County Health Department to establish a Closed Point of Dispensing (POD). Operating a Closed POD in a public health emergency will help assure timely distribution of medications to employees and their family members. The establishment of this POD complements the emergency preparedness plans, improves employee health and safety, helps the City maintain a continuity of operations and aids in becoming more resilient during and after an emergency. Community Emergency Response Team (CERT) The Community Emergency Response Team (CERT) Program educates people about disaster preparedness for hazards that may impact their area and trains them in basic disaster response skills, such as fire safety, light search and rescue, team organization, and disaster medical operations. Using the training learned in the classroom and during exercises, CERT members can assist others in their neighborhood or workplace following an event when professional responders are not immediately available to help. CERT members also are encouraged to support emergency response agencies by taking a more active role in emergency preparedness projects in their community. The City of Southfield currently has 31 active CERT members. Annually, they volunteer approximately 1,200 hours to assist at special City events and to assist with training and exercising. In the event of an emergency, Southfield CERT is readily available to assist in multiple functions. Southfield's Emergency Management Division offers free certification classes for adults 18 and over consisting of 2 hours of classroom instruction and 8 hours of practical training consisting of group exercises. -262- �... Chapter 9: Public Facilities and ScrYiccs Police l>cpartn1enl Police Department Current Conditions The City of Southfield Police Department (SPD) is an essential part of the Public Safety Group. The department, based out of the Donald F. Fracassi Municipal Campus, provides a variety of quality services. The Patrol Division is staffed by over 80 uniformed officers assigned to road patrol. The Investigations Division includes a Crime Lab, Detectives and Evidence Technicians. Specialized assignments consist of School Resource Officers, Community Relations Unit, Traffic Safety Bureau, Canine Unit, Animal Control Unit, Tactical Crime Suppression Unit, and the Special Entry and Response Team (SERT). The 9-1-1 Emergency Communications Center is also part of the Police Department. The SPD is continually striving to maintain the highest level of commitment, dedication, and service to the residents of Southfield and its visitors. Southfield Police Department officers aim to ensure the Department remains exceptional and deserving of the trust and confidence of the community through community-oriented policing, continual comprehensive training, and selection and retention of quality personnel who will best represent the police profession. The SPD has adopted the Community Harms Directed Policing Model. Many police agencies measure success through reductions in violent crime and property crime. Under the Community Harms Directed Policing Model, violent and property crimes will remain a top priority of the SPD. However, community input regarding harms affecting quality of life concerns is compiled and addressed with a sense of urgency. POLICE DEPARTMENT ACHIEVEMENTS 2017-2020 • • • • • • Fully deployed Body Worn Cameras Use of Force policy is in alignment with National Best Practices in Policing Developed a Domestic Violence Prevention Strategy Instituted an Awards Ceremony for the Police Department Began annual recognition of Breast Cancer Awareness and Domestic Violence Awareness Established a Traffic Safety Bureau This approach ensures that the Department is being creative at implementing strategies to address community concerns related to behavioral health, environmental issues, substance abuse, traffic accidents and, youth safety. This model provides the SPD with a framework to strategically allocate resources appropriately. The model is fluid, allowing it to address changes in community harms over time. Crime In 2018, the Southfield violent crime rate per capita decreased to 278 per 100,000 residents. In 2019, it decreased again to 272 .7 per 100,000 residents. The most recent data shows a slight increase in violent crime between 2019-2021. Property crimes decreased in 2020 and rose to an average rate again in 2021, as shown in Table 9. -263- �• ... ..,., Chapter 9: Public Facilities and Services Police Department The employees of the Southfield Police Department have leveraged technology, strengthened partnerships and as a result, a significant number of perpetrators were arrested for assaults and property crimes. SPD is committed to serving the residents of Southfield. The implementation of innovative programs will continue to be instrumental in the overall reduction of crime. Table 9. Crime Statistics, 2018-2021 Type of Crime 2018 2019 2020 2021 Murder and Non-Negligent Manslaughter 2 3 4 Sexual Assault 31 1 28 34 52 Robbery 46 35 37 60 Aggravated Assault 90 94 181 220 Property Crimes 1,372 1,366 1,145 1,372 Burglary 262 915 195 321 791 182 Larceny-theft 614 214 793 254 342 357 Violent Crime Non-Violent Crime Motor-vehicle theft Recent Programs and Initiatives Domestic Violence - Coordinated Community Response Team (CCRT) Prevention, awareness, and enforcement are all key components to reducing the harms caused by domestic violence encounters. The Department has formed partnerships with Haven, the Southfield Domestic Violence Group, the 46th District Court, and the Southfield Fire Department to organize community outreach initiatives. The strategy involves a multi-layered approach designed to change behaviors of offenders and victims. SPD has established a Domestic Violence Coordinated Community Response Team (CCRT). The CCRT is a multi-disciplinary group comprised of public safety officials, representatives of the court, school officials, elected officials, and non-governmental community advocate organizations. The CRRT is dedicated to the identification of high-risk domestic violence cases and the creation of a coordinated community response, including prevention and community education. -264- ~ �Chapter 9: Public l•'acilitics and Services Police Department Traffic Safety The Traffic Safety Bureau is strategically deployed to address community traffic concerns occurring within the city. The mission of the bureau is to reduce harmful driving behaviors through education, awareness, and enforcement. Traffic accident data and citizen complaints are used to identify areas of enforcement. Overdose Mapping The police department has partnered with the Michigan High Intensity Drug Trafficking Areas (HIDTA) program to track, document, and share fatal and non-fatal drug overdose incidents (Overdose Mapping). When police or fire units respond to a drug overdose scene, the information received is entered in a national data base by the Communications Section . Detectives can gather pertinent information to be used for investigative purposes (victims, suspects, type of narcotics etc.). In addition, the system will alert SPD if patterns or spikes of drug overdoses occur in Southfield or neighboring jurisdictions. COMEBACK Quick Response Team The Southfield Police Department has partnered with Families Against Narcotics (F.A.N.) and implemented a COMEBACK Quick Response Team. The COMEBACK Quick Response Team (QRT) is a collaborative program created and developed to reduce the mortality rates in Michigan counties due to overdose deaths. This partnership will engage in positive intervention to provide education, support services, and recovery options, all while working together to reduce the stigma associated with those suffering with substance use disorders. Currently, there are 20 police departments in Michigan that are participating in this initiative. The process provides a 72-hour follow up with overdose cases occurring in the city. Southfield Police Officers will respond with certified counselors assigned to the QRT and provide free resources to those suffering from substance abuse disorders, as well as their families. The program is grant funded; participating Southfield Police Officers have received the training and the costs were covered through the program. A monthly review of the Department's policies and procedures are conducted to ensure services provided are in line with national best practices. Maintaining a cutting-edge approach to addressing the expectations of the community they proudly serve is paramount in building community partnerships and keeping with the community policing model. Additionally, the creation of the Chief's Citizens Police Advisory Board allows for an even further collaboration in their customer service approach. This allows residents to voice their concerns related to their neighborhoods. The open line of communication enhances transparency and trustworthiness. This proactive approach is a change in "how things used to be done" and allows for solving issues through channels in addition to law enforcement. School Collaboration/Youth Engagement Members of the department have fostered partnerships with youth mentoring organizations. Topics of discussion include education, financial literacy, interaction with authority, social issues, and mental health coaching techniques (suicide prevention, conflict resolution, etc.). -265- �... - ... ....... ....- - - - ..,,. IIIIF' Chapter 9: Public Facilities and Ser,ices Police J>cpart111ent The Southfield Public School District has invited the Southfield Police Department to participate in school-based mentoring programs. The goal of this collaboration is to develop meaningful relationships between the youth and law enforcement. SPD increased the number of School Resource Officers (SRO) assigned to the Southfield Public School District. The SROs are responsible for providing safety and crime prevention in the schools. In addition, the Community Policing Unit contributes to youth engagement by conducting a variety of relevant initiatives directed at our youth . Key Trends and Challenges Recruiting and Retention Law enforcement agencies across the country are encountering challenges in recruiting and retention. National movements to defund the police, protests, civil unrest, and distrust of the police has resulted in a record number of police officers choosing to retire early. In addition, there has been a significant reduction in applicants interested in careers in law enforcement. In response, the Southfield Police Department has formed a Recruiting Committee. The goal of the Committee is to develop creative ideas to attract qualified applicants to join the Department's ranks. The Committee, in partnership with the Human Resource Department, is dedicated to streamlining the hiring process and enhancing recruiting outreach efforts in high schools, colleges, universities, and entertainment venues. Levering Technology to Combat Crime The advancement of technology has created an avenue towards greater crime reduction and suspect apprehension. Police departments choosing to incorporate this trend have instituted a variety of strategies to leverage technology. The Southfield Police Department, in collaboration with multiple agencies throughout Southeast Michigan, have acquired Flock Safety Camera License Plate Readers. The high-quality cameras are affixed to existing light poles and can capture images of vehicles and their license plates (speeds up to 100 m.p.h.) day or night. The investigative benefits of the system include detection and identification of the following: • • • • • • Stolen vehicles Missing persons (Amber Alerts) Wanted persons Sex offenders Terrorists Personal Protection Orders (PPO) The system also allows for participating agencies equipped with the technology to share the data among each other. The Southfield Police Department understands the value in leveraging technology and will continue to enhance technology as useful developments become available. -266- ... �Chapter q: Public Facilities and Services Police Dcparhncnt Greater Emphasis on Organizational Accountability A key emphasis on accountability is related to sustaining public trust in the community that the police department has committed to serve and protect. Greater organizational accountability will include policies and procedures that reinforce the reduction of use of force incidents and the identification of national best practices in training. De-escalation and other harm reduction tactics increases officer and community safety. However, prope r supervision accompanied with courageous leadership will ultimately be the essential component needed to strengthen the relationship between police and community. It is important to note that the Southfield Police Department initiated the national movement for the "Duty to Intervene." The Southfield Police Department has also instituted an internal Crisis Intervention Team which focuses on response to mental health calls for service. The Department is currently in the process of developing a sustainable plan for addressing mental health throughout the city. The strategy consists of incorporating mental health professionals to assist police officers in addressing non-emergency mental health related calls. Key Findings and Future Plans The Southfield Police Department has specific priorities for the future including: • • • Continue implementation of non-traditional police management concepts, or the private sector approach to governmental management. That is, increase the level of service by viewing the public and police employees as customers and addressing their needs. Develop and encourage a leadership style that will support a high level of service by retaining and developing personnel. Continue community policing programs, partnerships between police, business, schools, and residents, designed not only to solve crime, but to help solve related problems. For all public safety elements, it is important to remember that the more open and visible these departments and efforts are to the public, the more at ease residents will feel. This will, in turn, garner long-term stability amongst residents and business owners and assist with residential and economic growth . -267- - �• - ... IIIIIIJ"" IIIIIIJ""" IIIIJ" Chapter 9: Public J.'acilities and Services Southfield Human Sc1"\·iccs Department (SHSD) Southfield Human Services Department (SHSD) Current Conditions The Southfield Human Services Department offers short-term support services for Southfield residents who may be experiencing hardship. The program is a "hand-up" and not a "hand-out," as it provides temporary emergency resources and assistance while helping residents develop strategies to successfully resolve their hardships. The Department's goal is to help residents overcome personal hurdles to achieve a satisfying and productive quality of life. SHSD promotes advocacy and awareness of quality-of-life issues that affect older adults and the physically challenged. SHSD uses numerous services to give a helping hand to those who experience hardship. SHSD also provides programs or facilitates program assistance for a broad range of community-related, quality of life items. Recent Programs and Initiatives SOUTHFIELD HUMAN SERVICES DEPARTMENT MISSION "We strive to offer services and opportunities to promote personal growth, independence, dignity, and respect for the citizens of Southfield. Helping people to help themselves, each other, and the community." Legal Aid Pro bono legal consultations are provided by SHSD in partnership with Lakeshore Legal Aid . Social Work Outreach Services • • • • • • • Provide consultations/referrals/financial assistance to qualified families/older adults based on identified need (clothing, food, utility, housing, furniture) Partner with Focus Hope, The Emergency Food Assistance Program (TEFAP), and Forgotten Harvest to provide food boxes to families/ older adults Adopt-a-family program allows businesses, faith-based organizations, and residents to contribute food and gifts to families/older adults during Thanksgiving and Christmas Assist area veterans with special funding in conjunction with the Southfield Veterans Commission Minor vehicle repair and employment solutions through a partnership with Tone Up For Tune Ups Information sharing and community advocacy as the principal liaison connection between Commission On Senior Adults (COSA) Partner with Southfield Goodfellows to ensure that no child is left behind at Christmas -268- ~ �Chapter 9: Public l•acilitics and Services Southfield Human Services Department (SHSD) Educational Programs Partner with My Brother's Keeper, Community Housing Network, and Oakland Livingston Human Services Agency to provide educational programs (free homebuyer, youth symposium, financial literacy, etc.). Key Trends and Challenges Some key challenged facing the SHSD include : • • • • • • Affordable housing and addressing needs of homeless Increases in the city's senior population and low-income population Providing dependable, quality, public transportation - especially for older adults Increase of foreclosures and domino effect on surrounding property values Financial assistance for residents experiencing hardship circumstances Population with mental illness -269- �. - - - -- ..,- - - lllllr llllr f/11/r Chapter 9: Public Facilities and Services Southfield Schools District Southfield Schools District Map 33. School District Boundaries The Southfield Public Schools District is located in the suburban communities of Southfield and Lathrup Village. The district comprises approximately 27 square miles in southeastern Oakland County, Michigan. For more than 65 years, the community has supported public schools by approving nearly every millage and bond issue that has been put before the public for a vote. This support allows the district to spend approximately $11,950 per pupil. ~ 9, The majority of Southfield residents, and all of Lathrup Village, are served by Southfield Public Schools. A small segment of the population in the northeast corner of the City attends Birmingham Public Schools, while some in the southeast corner attend Oak Park Schools, as shown right. Farmington ublic Schools Mission Statement The Southfield Public School District educates all students in a collaborative, safe, supportive, and high-quality, student-centered environment and prepares dynamic, innovative learners to compete within the global society. '' ' .~ I ,- -, r I ---~--, 11 --, ll L-.r--J I! I __ : ' ~tarencev~~- ----~-~ --- Sch~o"''bls- "' Southfield Public Schools ._, ( ( ' I I l _ J [ ark- ----- - --~.-:.- Source: Oakland County Planning and Economic Development Services Current Conditions School Sites In 2022, the Southfield Public School District had 12 school sites (reduced from 17 in 2009) located near and within the neighborhoods and accessible by school bus or walking and biking including: [Morris] Adler Elementary School [Alice M.] Birney Middle School Bussey Center for Early Childhood Education [John F.] Kennedy Elementary School [Glenn] Levey Middle School MacArthur Elementary School [Helen] McIntyre Elementary School -270- ~ �Chapter 9: Public Facilities and Service,: Southfield Schools District Southfield High School for the Arts and Technology [Adlai] Stevenson Elementary School [Mary] Thompson Middle School University Middle/High School Academy [Arthur H.] Vandenberg Elementary School EARLY CHILDHOOD A further reduction of school sites is expected in the 2026-27 school year. In May 2019, the City of Southfield created the Residential Unit Development District (RUDD) to provide flexible zoning to encourage innovative redevelopment of vacant or underutilized former school buildings and sites. In July 2022, the Southfield School Board heard proposals for 4 school-owned properties that the Board may divest for redevelopment purposes: Brace Lederle, Leonhard, a vacant parcel adjacent to Thompson, and a large, SO-acre undeveloped parcel of property located on Inkster Road between Ten and Eleven Mile Roads. Proposals ranged from private school use to duplex and triplex workforce housing, to single family residential site condominium units. Final decisions will be made by the Board at a future meeting. For more information on the potential use of School District sites for "missing middle" housing, please see the Restructuring section at the end of this chapter and the Reuse of School Sites section in Chapter 4. Accreditation In 2008, Southfield Public Schools became the sixth school district in Michigan to receive district accreditation from the AdvancED/North Central Association (NCA) of Colleges and Schools. All regular K-12 schools in the Southfield School District are fully accredited by NCA. The Bussey Center is accredited by the National Association for the Education of Young Children. This means that Southfield schools meet nationally recognized standards for quality. "Early Childhood is an essential time for children to learn as this is when the foundation of learning is cemented for the rest of their lives. Children benefit developmentally, socially, and academically from participating in high-quality early care and education (ECE) programs. A plethora of research studies have indicated that high quality early education promotes school readiness, literacy/numeracy skills, and other positive short and long term outcomes." (Source: The Short and Long Term Impacts of Large Public Early Care and Education Programs, Morrissey, Feb 28 2014) Early Warning Legislation In July of 2015, "Early Warning" legislation was signed into law by Governor Snyder, which is a Michigan law (P.A. 109 of 2015) that requires schools to submit a balanced budget with a 5% fund balance for the two most recent years. This legislation requires th€l Southfield Public School District to show a two-year balanced budget. If this threshold is not met, the State requires the school district to enter into an enhanced deficit elimination plan. If the district fails to submit or comply with this plan, the State may appoint an emergency manager and transfer control of the district's finances over to the Department of Treasury. In 2015, the Southfield Public School District realized that their current model was unsustainable and needed to act proactively to restructure in order to stay solvent. -271- �- - 111111111"" -- -- Chapter 9: Public Facilities and Scr\'ices Southfield Schools District Figure 27. Southfield Public Schools 2022 Statistics Key Trends and Challenges Reduction in Student Population In 1969, the Southfield Public School district had an enrollment of 16,350, which has dropped to 5,036 students in 2022. The District lost 38% of its revenue over the past 10 years due to declining enrollment. The estimated student population forecast for school year 2026-27 is 4,044 to 4,147 students. The reduction of student population can be attributed to many State and national trends: • • • • • • • • • • • The 'baby boomlet' population bubble has graduated Michigan birth rates are down Michigan is still recovering from the out-migration during the COVID-19 Pandemic The overall population of Southfield has declined from a high of 78,322 in 2000 Fewer people are living in each household The housing crisis is driving resident to remain in their homes longer post-children A large inventory of vacant houses in Southfield Rise in Charter School enrollment Oakland County Open Enrollment has meant that more students opt-out than opt-in Rise in homeless students Increase in Orthodox Jewish residents who send their children to religious schools Pandemic-Related Teacher Shortages and Online Classes Principals, superintendents, and counselors are filling in as substitutes in classrooms as the surge in coronavirus infections further strains schools that already had been struggling with staffing shortages. Staff absences and the variant-driven surges have led some big districts, including Detroit, to switch temporarily to virtual learning. Where schools are holding the line on in-person learning, getting through the day has required an all-hands-on-deck approach, with some districts even brining in military members as temporary staff. Elementary 2,596 Middle School 620 High School 1,679 Total 4,895 General Operating 16.9492 mills Debt Retirement 2.3000 mills Total 19.2492 mills 2020-21 Expenditure I Est. $93,894,857 2021-22 Expenditure Est. $93,407,253 2022 State Equalized Value $2,762,835,212 2021-22 Drop Out Rate 3.25% 2021-22 Graduation Rate 89.45% The COVID-19 Pandemic has also impacted the way the District delivers instruction. The District now offers virtual and remote learning options that are used in instances when it's not possible to deliver instruction in-person. The District also offers online courses for students in the credit recovery program as well as students looking for specialized courses through independent study. -272- ~ �Chapter 9: Public Facilities and Services Southfield Schools District Key Findings and Future Plans Updated Technology All of Southfield's school facilities are modern and up-to-date, meeting all current fire, safety, and Barrier-Free standards. A modern instructional and administrative technology system is in place. The district provides one computer for every three students. Additionally, all classrooms have access to laptops, LCD projectors, and iPads for elementary students. The District's technology focused classrooms also utilize SMART Boards and USB microscopes. Class Size The ratio of professional staff to students in the Southfield Public Schools is 1 to 15, meaning class sizes are relatively small. Maximum class sizes are as follows: Kindergarten-grade 1, 27 students max; grades 2-3, 28 max; grades 4-5, 29 max; grades 6-8, 30 max; and grades 9-12, 32 max. Occasionally, a class will exceed the numbers stated above and a teacher assistant is assigned to classrooms above the stated maximums. Restructuring Restructuring of the district will occur in 2026-27. The proposed changes include: • • • • • • • Closing Vandenberg, McIntyre, Southfield Regional Academic Campus and Magnolia Center. Students affected by these closures will be assigned a new home school according to a new educational pathways structure. Parents will also have the option to select a school of choice based on availability. Relocating the SRAC Credit Recovery program to the Southfield High School for the Arts and Technology campus and develop a plan to sunset the program. Combining University Middle and High School Academy with MacArthur K-8 University Academy to create a new University K-12 University Academy. This will remain an examination school with admission based on an entrance exam at the middle and high school levels. Launching a JROTC program in partnership with the United States Air Force. Maintaining all current programs. Elementary and middle school students who live more than a mile from school and high school students whu :ive more than a 1 ½ miles will receive transportation as usual. School of choice students will not receive transportation according to district policy. Partner with the school district to find innovative solutions for adaptive use and infill housing at many of the closed and underutilized school building sites. -273- �• - - - - ..- ... ..- II/Ir Chapter 9: Public Facilities and Sc1~ices Goals, Ohjccth·es, and Strategics Goals, Objectives, and Strategies Goals o o o o o o o o o o o o Improve public transit for older adults, low-income riders, and people with disabilities Provide excellent public facilities Recognize and respect Southfield's diverse community through a care and wellness approach in identifying and responding to community social needs Promote recognition and inclusion of multicultural differences and lifestyles Assist families in keeping and purchasing homes suited for their needs and financial ability Develop and promote educational opportunities and resources that will assist residents in achieving a higher and healthier quality of life Ensure that all elements of the built environment, including land use, transportation, housing, energy, and infrastructure, work together to provide sustainable, green places for living, working, and recreation, with a high quality of life by Ensure fairness and equity in providing for the housing, services, health, safety, and livelihood needs of all residents and groups by providing accessible, quality public services, facilities, and health care to the community Improve the City's preparedness, resilience, and adaptability in the face of both natural and human-caused hazards Ensure that all local proposals account for, connect with, and support the plans of adjacent jurisdictions and the surrounding region Provide opportunities for life-long learning and increased collaborations and partnerships with agencies that provide services to the City Use environmental justice principles to reduce exposure to toxins and pollutants and provide equitable green space access Objectives and Strategies o o o Provide Establish community-wide Wi-Fi Explore options for additional public or workforce housing Increase collaborations/partnerships with other low-income support agencies to provide services through the Southfield Human Services Department -274- ~ · �I �- L' - -- -- -- _.- fl/I/IT �Chapter 10: Implementation Implementation Matrix Chapter 10: Implementation Implementation Matrix The Implementation Matrix (below consolidates all the goals and objectives from Chapters 3 through 9 into a single table. Each objective is assigned a timeline, priority, and a lead agency, department, or public board/commission. The purpose of the Implementation Matrix is to keep the City of Southfield accountable for the Master Plan and to ensure the goals are translated into reality. Higher Priority H Near-Term NT 1-2 years Medium Priority M Medium-Term MT 3-5 years Lower Priority L Long-Term LT 5-10 years LEAD CODES KEV -----------------------------------------------------------------------------------------------------------------------------------------------------------------------Boards and Commissions o o o o o o o o o o o o o o CC= City Council CCAB = City Centre Advisory Board COSA = Commission on Senior Adults CPAB = Citizens Police Advisory Board CSC = Civil Service Commission (Police and Fire) DOA = Downtown Development Authority DCAC = ODA Citizens Area Council EDC = Economic Development Corporation HOC= Historic District Commission HDAB = Historic Designation Advisory Board LB & LBA = Library Board & Library Building Authority PAC= Public Arts Commission PC= Planning Commission PRB = Parks and Recreation Board o SHC = Southfield Housing Commission o o TLC= Total Living Commission WAC= Wildlife Advisory Commission Departments o o o o o o o o o o o o o o o CAD= City Administrator AD= Assessing BD = Building BOD = Business Development CED = Code Enforcement CRD = Community Relations EDD = Economic Development EMO=-= Emergency Management ED = Engineering FD= Fire HD= Housing HR= Huma Resources HSD = Human Services LB = Library MO= Mayor's Office -277- o o o o o 0MB = Office of Management and Budget PRO= Parks and Recreation PD= Police PL = Planning DPW = Public Works Agencies o o o o o o o o o COS= Southfield Chamber of Commerce LTU = Lawrence Tech University MOOT= Michigan Department of Transportation OC = Oakland County OCMW = Oakland County Michigan Works SNRI = Southfield Neighborhood Revitalization initiative SPSD = Southfield Public School District SEMCOG = Southeast Michigan Council of Governments SMART = SMART Bus �• -·- -- -- ... ~ ...... lllr lllr f/ll//r Chapter 10: Implementation Implementation Matrix Table 10. Implementation Plan Table CH 0 • • • • tlO C '> ~ • > .r:. I ~ n, G,J :I: .;; • :I: u • ~ ~Mi® Goals 1 oca1 TOO □ 0 0°" 0 I • Promote exercise programs -Promote and provicle more public sports events and programs Promote public and semi-public exercise facilities {outdoor and indoor) Identify locations for and construct community gardens Create provisions that allow for more flexible placement of community gardens throughout the city Adopt zoning policies and regulations that promote and support urban agriculture activities Revisit and update internal hiring diversity policy Provide technical assistance and outreach efforts that increase equal access to land use resources and economic development tools Promote greater equality of access to minority business development and support land use and zoning that increases goods and services in resource poor neighborhoods Hold annual bike-the-town events to encourage people to get comfortable with and excited about cycling Revise the city's Public Engagement Plan to incorporate more innovative and inclusive engagement methods that are shown to be effective in reaching under-served populations - n, - .. C ',ij ~ t I• 'iii r::: ~ ::s 0 :I: G,J :'2 II) n, ~ .r:. ~ ~ u • :I: u I to;:-] Make Southfield a more attr; ctive place younger families Retain neighborhood character while improving the quality of homes, public facilities, and infrastructure Support quality, safe, and affordable housing in a variety of types, sizes, locations, and costs to meet the needs of Expand the allowable uses in the single-family zoning ~ istrict to include more attached housing types by-right Provide mixed-use and higher density residential options Eliminate Euclidian zoning where feasible I Develop Accessory Dwelling Unit (ADU) regulations Promote and provide incentives for green building and alternative energy techniques Regulate short-term rentals (i.e., Airbnbs, VRBO, etc.) -- -· -273- l;: Priority COSA,PRD PRO, SPSD NT NT M M PRO, SPSD I LT D Reduce city' obesity rates and encourage healthy food choices, especially among children Promote alternative modes of mobility with a focus on active transportation and micromobility Work toward improved mental health outcomes for the community Promote active living by making it safer to walk or bike to daily activities like shopping, work, school, and recreation Build a more equitable community where the health and well-being of all people is supported, regardless of age, ethnicity, national origin, or disability status Engage in outreach that targets minorities and under-represented groups in community meetings, land use and planning commission, and hiring decisions Promote and encourage individual and communal time and energy available for such things as community improvement, social networking, civic engagement, personal recreation, and other activities that create social bonds between individuals and groups I "C C Timeline Q,ll .-omme eaucauona, orog I H PRD,COSA PL, PC MT MT PL, PC NT iL NT MT IH BOD, PL MT I H PRD,CCAB MT M CAD, PL, BOD NT M I MT IM MT _J M L HR BOD _bl, ·rl, -- PC PL, PC PL, PC -- --- PC I L ~~ LT L ' H _ BO LT MT : PL, PC, BO MT r H H �Chapter 10: Implementation Implementation Matrix • • • • ... C • • QI E 0. 0 'ii > QI C • ·e • C: • u 0 0 u w iii ::i:: u Pl, PC, HDC, MT ~eserve historical and architectural character, especially ur Mid-Century Modern architecture, and promote the I HDAB habilitation and re-use of existing structures, where asible ovide affordable housing that is well maintained and SNRI, SHC LT eets the needs of the entire community __ Seek partners and funding to increase the supply of COSA,SHC MT housing for older adults, including developments that . support aging in place Promote new development that conveys a positive sense of PL, CCAB NT place Incorporate traditional, walkable, pedestrian -friendly PL NT design into new and existing residential neighborhoods through design standards TLC MT Encourage and promote programs that help people maintain the quality and appearance of individual properties Create pedestrian links that connect neighborhoods with PL LT each other, major community features, and regional assets --PL Review ordinances, codes, regulations, and permitting MT processes to eliminate or modify conflicting and excessive requirements and to streamline the regulatory review process PL, PC NT f Provide more infill housing options in the future land use plan and zoning ordinance ----- Create programs and amenities that attract and retain BDD, COC I LT Retain, expand, and attract businesses young professionals Remain business-friendly and continue to Investigate methods to support the increasingly remote I LT provide business incentives to maintain an BDD, COC workforce equal playing field - - PL, BDD, CC LT Maintain Redevelopment Ready Communities (RRC) Support a more diverse economy and tax certification base Encourage innovation and the growth of Initiate sustainable urban (re)development strategies that PL, BDD ~ T emerging business sectors foster green business growth and build reliance on local I Develop local talent in an inclusive, diverse, assets __ and comprehensive matter Encourage the preservation of the city's historic assets, PL, HDC, LT 1 including historic neighborhoods, Mid-Century Modern I HDAB buildings, and the former Northland Center area age or income Support a land use pattern and land use designations that provide for housing opportunities at varying densities and at appropriate locations consistent with the Land use Plan Make Southfield an age-friendly community where residents can age-inplace in their homes in comfort Provide a diverse and stable housing stock providing for a range of housing opportunities for all income groups and a quality living environment for all persons Retain property values I H H I I H _l H I -r - - - - H --- -274- I H H -- H I H I H M I H I H I H �_, - . . .I • • • • • QI Ill ::::) "'0 C ....."' QI u. • "'0 C "'0.0 C ·,.:; Ill ·; LLI \D ::c u 111111111"" 111111111"" f///1/r f///1/r f///1/r Chapter 10: Implementation Implementation Matrix • ... ....::,::, ... • Provide start-up businesses with both financial and technical assistance Recruit growing businesses that are suited to the region and are seeking a highly skilled work force or are willing to train an entry-level work force Continually upgrade technology infrastructure to meet future need Provide information to local businesses about funding support and investment opportunities Assist local firms in finding appropriate development sites for expansion Facilitate the development of neighborhood business centers through land use and zoning Cooperate with local educational institutions to coordinate training/skill requirements to meet the needs of local employers Assist older adults in finding both paid and volunteer job opportunities Identify the economic needs of the chronically unemployed and underemployed in the region and develop programming- including education and retraining -- to meet those needs --Establish community engagement strategies to solicit ideas from our civic leaders, business community, and neighborhood homeowner and condominium associations on creating economic vitality, walkability, and recreational opportunities throughout the City Improve the learning-to-job pipeline for people at all levels of secondary and postsecondary education Attract and retain young professional and skilled older professionals Cultivate external businesses relationships to connect to the regional economy Establish and maintain housing, transportation, communication, and utility systems which foster quality development Encourage development that is environmentally sensitive and sustainable - Offer unified, well-organized, walkable residential neighborhoods that provide a variety of housing options, and recreational and social opportunities, and community assets in a livable environment for the City's residents Provide for an appropriate amount of mixed-use commercial, office, industrial, and recreational uses, located for convenience, safety, and leisure, resulting in aesthetic business areas in the City Provide for a mix of housing options for singles, families, and older adults with ... - -- - Regularly evaluate economic and market trends that will establish the land use policies and alternatives to be considered, including demographic, socioeconomic, housing, and transportation trends r Identify economic sectors that have the potential to - contribute to the type of economic development being sought by the City, including addressing the needs of underserved populations and fostering growth in targeted industries I LT H CA I LT IH ... Trr ___ - BDD,DDA BOD, DDA BDD l H LT M LT I H LT I H I LT I L --i COSA,BDD BDD I MT PL, PC IH i :L, BDD H ~ PL, BDD M I LT PL, BDD I -275- ~ BDD LT LT -- IM �Chapter to: Implc.mcntation Implementation Matrix • • • increased density, walkability, and mixed use in our neighborhoods and along major corridors in the City Create a diversified and balanced mixture of land uses that will support the economic vitality, tax base, and livability of the City Identify the market prospects facing various real estate development and investment projects, particularly in locations that might be targeted for growth and/or change Create a procedure or practice to identify economic and fiscal implications of various policies or land use regulations Align the Zoning Ordinance with the goals of the Master Plan Streamline the approval process and work toward having site plans for permitted uses approved administratively or by the Planning Commission Implement the Nine Mile Corridor connectivity objectives Establish viable and high-quality in coordination with adjacent communities (1-75 to 1-275) commercial, residential, and office districts that promote transit and pedestrianSupport the Oakland Community College redevelopment friendly development to connect those project ----------districts with each other and the Provide for both vertical mixed-use ( lower floors of surrounding community commercial and upper floors residential or office) and Provide for high quality, integrated horizontal mixed use on an entire block that allows communities providing a diverse range of residents to live, work, and play in the same general uses and development to sustain a diverse location economy, including offices, retail, Improve the public realm through creation of contextentertainment, institutions, services, sensitive built environment recreation and leisure, and restaurants Promote development strategies for the rehabilitation and Respond to a growing market demand for re-purposing of existing structures, conservation, and walkable, vibrant communities with sustainable/green building design convenient transit linkages, proximity to I Provide for a mixture of land uses, including retail and jobs, and access to nearby public services residential, that help to generate positive pedestrian and spaces and activity-oriented activity in_an area -destinations Provide for a variety of housing options, including higher Continue to implement the individual goals density mixed-use developments along our major corridors, and objectives of each Sub-Area Plan and where development has been challenging due to shallow their key redevelopment areas lots and obsolete buildings Provide an environment conductive to and Develop shared-use pathways throughout the City to support of living, working, shopping, and connect users with public transit to key destinations in the entertainment City and beyond Strengthen the physical and social Identify and market opportunities sites for infill to take connections within and between ! advantage of existing infrastructure and reduce the need communities for new facilities • Ill C ns i:L ns ... Cl.I • < .h ~ V) ;.:. ~ u • 1 -276- LT IM PL, BOD LT IH PL, PC NT I H __ I PL, PC, CC NT H PL, CA, PAC MT IH I I LT M NT IH PL, CCAB, I LT IH DOA PL, BO I LT IH -+L, PC I MT IH PL, PC NT IH LT IH I LT •H DOA PL, PC --- • PL, BOD 1 I PL, I PL, PC �- - -- - - -- Chapter 10: Implementation Implementation Matrix Target development opportunities to nearby, compatible land uses to shorten trips and facilitate alternative modes of transportation, such as walking, bicycling, and public transit Provide a combination of financial and regulatory incentives to mixed-use developers, such as permit fee reductions and expedited approvals, tax abatements, and dimensional bonuses Provide regulatory flexibility with regard to building height, housing density, floor area, lot coverage, yard setback, landscaping, and other zoning provisions for mixed-use developments in key areas targeted for growth Implement modern parking management tactics, including shared parking, parking reductions and minimum parking eliminations, maximum parking standards, shared vehicles, proximity to transit, valet parking, and bicycle parking • • I• a, :; ~ V ... "'...C ::, ~ --~ Ill :c::, 0. cici :::c u • r BOD, CC PL L t:: I i PL 1=l - I Ensure sustainability improvements are Hire a Sustainability Planner distributed equitably across the city Establish a Sustainability and Climate Action Plan Task Force Ensure that all elements of the built environment, including land use, Create and adopt a Sustainability and Climate Action Plan transportation, housing, energy, and document infrastructure, work together to provide I Adopt a Climate Action Resolution by City Council sustainable, green places for living, Strive for a formal Complete Streets Policy, beyond that working, and recreation, with a high quality i included in the Master Plan, and a Vision Zero Action Plan of life Join the International Council for Local Environmental Ensure that contributions of natural Initiatives (ICLEI) resources to human well -being are Engage City Staff and Elected Officials in sustainability explicitly recognized and valued and that education efforts and surveys to establish baseline maintaining their health is a primary sustainability knowledge objective Recruit external partners to form a Sustainability Advisory Promote active living by making it safer to Board walk or bike to daily activities like shopping, Author educational material for City events that promote work, school, and recreation sustainable practices Support and adopt Smart Growth policies Ensure infrastructure projects do not adversely impact to ensure the community is socially, disadvantaged communities or the natural environment economically, and environmentally Require Low Impact Design elements to be incorporated sustainable into all new development and major redevelopment sites PL PL I I -277- H j I MT H NT MT H H PL H CC I LT H M CA I NT H PL NT H PL NT H PL NT H ED LT H PL, ED LT H �Chapter 10: lmplcmcntation Implementation Matrix • • • • • Educate the community about sustainability initiatives and opportunities to lower their impact on the planet Foster partnerships with sustainability experts to create a network of knowledge Facilitate access to information and communication technology Develop policies that focus on higher quality of life through clean air and water, beautiful parks and green spaces, and clean and efficient energy use Promote the public welfare and serve the public interest, convenience, and enjoyment through the promotion of the arts in the City of Southfield I l Educate the local community through website content, brochures, flyers, banners, and newsletters Engage the local community by inviting them to City Council meetings, sustainability workshops, and other events Promote growth management through infrastructure investments using regional agencies such as Oakland County and SEMCOG as a forum for evaluating needs Provide security and emergency response in regard to critical infrastructure through cooperation with State and Federal authorities to continually assess infrastructure systems and remedy potential vulnerabilities Direct telecommunications infrastructure towards underserved neighborhoods and communities Cooperate with regulatory agencies to ensure the provision of reliable and affordable telecommunication services Implement the Safe Systems approach across the City's transportation systems Commit to and prioritize a systems-based approach to Vision Zero focusing on the built environment, systems, and policies Adopt messaging that emphasizes that traffic losses are preventable Build more shared use pathways, bike routes, and other non-motorized transit options Establish more physical works of art in public places throughout the City Provide aesthetic, well-maintained streets and sidewalks and work to fill sidewalk gaps Continue the construction of infrastructure for electric vehicles PL NT PL NT - H , H I I CA LT M EMO, CA LT H + i TLC/HSD CC PL, ED LT H LT H +- - LT IH H LT H PL, PAC LT H PL, ED LT H CA LT H Continue to work with local higher-education providers to research and test emerging mobility options CA, BOD LT H Adopt local ordinances protecting pedestrians on sidewalks and crosswalks PL, CA NT H -278- PL, ED H I ED PL, ED LT �I: t ...... ..... .... ,,,- ....- ...,. ...,. ,,,,,,.. ,,,,,, ,,,,,, ""' tllllr II/Ir Chapter 10: Implementation Implementation Matrix Adopt local ordinances regulating the speed of electric bicycles, scooters, and autonomous delivery vehicles on pedestrian sidewalks and non -motorized pathways PL, DPW, MT Create maintenance and site development policies that H CA acknowledge and incorporate trees as a "living utility" Amend the Zoning Ordinance to require recycling PL i H bins/dumpsters with screening for each multi-family residential development. Encourage recycling programs at each development CCBA,SPSD NT Support City Centre Wi-Fi Improve public transit for older adults, lowH HSD,CA LT L Explore options for additional public or workforce housing income riders, and people with disabilities HSD LT H Increase collaborations/partnerships with other lowProvide excellent public facilities income support agencies to provide services through the Recognize and respect Southfield's diverse Southfield Human Services Department _ community through a care and wellness LT H Explore alternative funding sources to assist low-income HSD approach in identifying and responding to residents community social needs LT M Work with the Commission on Senior Adults (COSA) COSA, PL Promote recognition and inclusion of Committee to develop an age-friendly action plan _ multicultural differences and lifestyles LT H Develop translated versions of City service materials and HR Assist families in keeping and purchasing make translation services clearly available and easy to use homes suited for their needs and financial ability LT L Assist in the development of community-based budget and CA financial planning initiatives Develop and promote educational opportunities and resources that will assist LT M Explore residents' housing responsibilities regarding HSD residents in achieving a higher and upkeep of properties if receiving housing-related financial healthier quality of life assistance Ensure that all elements of the built LT M Explore and expand opportunities for the CHORE program I HSD, CA environment, including land use, to support the City's curb appeal initiative transportation, housing, energy, and LT H Develop methods to meet the educational needs of older COSA infrastructure, work together to provide adults consistent with their developmental stage and assist sustainable, green places for living, older adults whose cognitive abilities are compromised working, and recreation, with a high quality Educate the public on maternal, prenatal, and neonatal LT H HS of life by health concerns and ways to improve infant health Ensure fairness and equity in providing for outcomes and early learning capacity the housing, services, health, safety, and LT H Provide workshops on personal finances/budgeting, I HS livelihood needs of all residents and groups foreclosure prevention, homebuyer education, legal by providing accessible, quality public ~ nsultations through partnerships with external agenc_i_es_ ~ ~ - - - - - ' - - - - - - - - - ~ - - - i LT • • • • • • II) a, u -~a, • V') "0 C ta II) a, ~ ·uta I.I. -~ ::c :::, Q. °'u:c • I I -279- I �Chapter 10: lmJ>lcmcnlation lmplcmcntation Matrix • • • • services, facilities, and health care to the community Improve the City's preparedness, resilience, and adaptability in the face of both natural and human-caused hazards Ensure that all local proposals account for, connect with, and support the plans of adjacent jurisdictions and the surrounding region Provide opportunities for life-long learning and increased collaborations and partnerships with agencies that provide services to the City Use environmental justice principles to reduce exposure to toxins and pollutants and provide equitable green space access such as the Community Housing Network, Legal Aid and Defender Association, and Lighthouse of Oakland County Coordinate services with various agencies and religious I HSD. CA organizations such as churches, nonprofit organizations, Tone Up for Tune Ups, Southfield Goodfellows, and the Southfield Veterans Commission Develop a more effective method of information COSA,PRD distribution among Southfield's senior adult population Expand and support the efforts of the COSA's Homes for COSA the Aged Subcommittee to inspect and evaluate Southfield's long-term care facilities CA,HSD Distribute information on homeowner responsibilities regarding upkeep ED, DPW Upgrade infrastructure and facilities in locations where it is older and/or substandard Develop a strategy for addressing mental health crises in HSD conjunction with the Police and Human Services Departments PL, ED Coordinate local developments and improvements with regional transportation investments to ensure the most efficient use of resources Create a joint calendar of events highlighting both City of CA Southfield's and other agencies' events Provide resources for older adults to find trusted COSA, HS, contractors and service providers for home repair, home PRD care/housekeeping, and personal care Create context-responsive design options for multimodal PL, ED, transportation improvements that will help tailor them to their location - I I -280- I LT H LT I H I LT I H I LT I H I LT H I LT I H I LT I H H I LT M ' H - �r I - .... .... .... ...,. ..... --- ,.,,- ,.,,. ,.,,. ,., ,,, Chapter 10: Implementation oning Plan 1 ' Zoning Plan Planning and land use experts recognize that the current zoning code model is antiquated. Cornell Law School Professor, architect, and attorney Sara Bronin's paper entitled 11Zoning by a Thousand Cuts: The Prevalence and Nature of Incremental Regulatory Constraints on Housing" (Branin, 2021) describes how 20th century zoning practices are no longer optimal for 21 st century development patterns and why code reform is needed. Bron in explains that the elimination of traditional single-family zoning is widely agreed-upon and would be the most impactful. Single-family zoning was originally intended to separate people from one another which unintentionally (or intentionally) separated various racial and income groups, thereby creating and fostering segregation and inequality. Further, she argues that single-family zoning: • • • Drives up development costs (i.e., minimum lot sizes limit community growth and therefore increases land value or creates sprawl by pushing development outward, creating the need to build additional infrastructure to serve the new development); Degrades the environment; and Creates too-homogenous communities The downside is that changing the housing landscape and associated zoning policy has proven to be more complex than merely lifting regulatory restrictions on multi-family zoning, carte blanche. Branin points out that datasets collected within her home state, Connecticut, illustrate that simply increasing minimum lot sizes, minimum unit sizes, building height, and floor-to-area ratios may not result in the real-world construction of higher density development. In addition, current zoning data, on which other experts have made broad determinations and recommendations, has proven to be unreliable and incomplete. Bron in concludes that although implementation of commonly-advocated changes that accompany the elimination of traditional single-family zoning, such as added provisions for Accessory Dwelling Units (ADUs), working around site-specific natural features (such as Southfield's Cluster Option provisions), and permitting multi-family uses outright, she believes a complete overhaul of the way zoning regulations relate to housing affordability and diversity is the answer, but more research and analysis is needed to determine the best way to do so. Her hope is that the Connecticut dataset could be modeled at a national level to create a more consistent basis for future policy change recommendations which would ultimately 11 foster more equitable, sustainable, well-designed, and connected places." Planned Future Land Use Plan Amendments o Create eligible Mixed-Use Corridor Districts (MUCDs) and regulations -281- ~ �Chapter 10: lm]llcmcnlation ''oning Plan Zoning Code Map Plan Map 34. Zoning Code Map Plan ------- Vill.1~c of l'lt \\:rlv 1Lill ~ r 11, Rt • •2 0 .. ,: ...t R•J c ~l(l"l>l>l li,:,tik,; .ri-Jn~-r -~ D ""r~l ... cumJo..-l)1otri<1>(\ll ( ' llJl.bitihJ. [Z] l'iu1•H<'fl l ii\ I', lli..irirr [Z] ._.,-wthu~u 11.:llffol\ C,,r11<l•ir 111,~ ~ ·' "= Z••tc· I> D D D .... II .\ l,k· llhd Cumdor , ·,-lk1 \\ ,,..J. ..,_,. ( amp.u t?o1w1HJ11ir)· ltn1LUIT.llltm I :-..i1IIJic-ld ' l', -.'lu1t,J.,c:\·( ',.ir,l,• □ V.i11hf1rlrl Ill>\ ~- i'rnu111: I)nln. h -- •w1 -1 - •h1 - nu, - IRl).\I --····• M-t M•f Wti-ltd - - ., l Ir Mt -- I M-1. -- •• 0: 111 I L-, : - ·(.I - - 11~, _ - ·- \ Ml . i., I _ _ RL M-t l::1111 i - R< M· I l i i l l(\I r7., I i' .....__ LJll\l\l I I ! _R, R-2 ! 11\11' !)\\ - Ill ---.IY-11 Miles 0 -282- 0.5 - �I' ..... ~ ... ... ... ,.. ,,.,. ,,,,, ,,,,, ti/IT ,,., . , Chapter 10: Implementation oning Plan 1 ,. Zoning Code Text Plan Article Section 5 •• 2 • Discrepancy between definition of garage and accessory building provisions regarding height - all should be 15 ft maximum height Update definition of "family" 2 2 : 2 : 2 • 4 :I 4 :I ' Description Define Print Shop . --Clarify of what constitutes a bar within a restaurant, thereby requiring a Special Land Use permit : Add definition and provisions for beekeeping and residential chickens Affordable Housin_ g Overlay (AHO) Add "1Q!u a ~ ::1,·ovicirw:: __ . _ - 5.371(C}(1}(d) 5.371(C)(1}(g) 5.5 5.56 5.33 5.58? 5.60-B? _ 5.64 _ 5.35 - TBD mllllll 5.8 All 5.176 5.193 & 5.194 __. . __ -·· ______ . . Amend the Permitted Uses within the Southfield Technology Corridor ODD to allow for Electric Vehicle (EV) research, testing, maintenance, and repair facilities. Clarify of setback for "double fronted lots" and for lots with side yard abutting a street to be consistent Update language regarding naturally decay-resistant wood, rather than water-resistant Add provisions for "breweries, microbrewery, distilleries subject to the Michigan Liquor Control Commission requirements" Eliminate tree permits for tree removals (i.e., 10 trees or less per year) in single family residential districts for lots less than 20,000 sq. ft. Clarify roof screening using graphics - not required if not visible from street. Example graphic/revisions: ·--b-.l. \ . .-.... ..:.1..J' r OCJl:. ___ ~_c....L_r, 'v,;.;.IJ./ ___ J. :.JOI r.:_J .. ~~d '...::1--bf..c....ll Wall Brick Facing- Unpierced Masonry: revise to allow that "the wall shall be faced with brick, brick stamped concrete or decorative masonry" as determined by any person, commission, or council, having site_pla!)_jurisdiction Add tiny home requirements/provisions Revise fencing regulations for "double fronted lots" and for lots with side yard abutting a street. Provide exemptions for fencing setbacks (i.e., side yard abutting a street, 25 ft setback required) Add standards for recycling bins for multi-family developments Eliminate; obsolete- no TR district anymore Specify "Accessory buildings and uses customarily incidental to any of the above permitted uses, not including outdoor storage" in the 1-L district -- - - - - · Clarify that contiguous zoning can be considered towards mi~i~l!.n_,~c_r~age required for developmentJ:?..L_Jrposes Per Increase lot coverage from 25% to 30-35% -283- �Chapter 10: Implementation --~onin~ Plan Other Zoning Text Objectives Adult Use Review (Recreational Marijuana) The people of the State of Michigan approved the use of medical marihuana under the Michigan Medical Marihuana Act (MMMA), P.A. 2008 as amended, in November of 2008 and became effective on December 20, 2008. The MMMA allowed physician-approved use of marijuana for certain medical conditions including cancer and AIDS. It also allowed patients to grow their own medicine, i.e., medical marihuana, and allowed caregivers to grow marijuana for approved patients and required storage of medical marihuana in an enclosed, locked facility. The state law also provided protections for the medical use of marihuana; provided for a system of registry identification cards for qualifying patients and primary caregivers; to impose a fee for registry application and renewal; to make an appropriation; to provide for the promulgation of rules; to provide for the administration of this act; to provide for enforcement of this act; to provide for affirmative defenses; and to provide for penalties for violations of this act. On February 23, 2015, the Southfield City Council approved a Zoning Ordinance Text Amendment for medical marihuana facilities and introduced Ordinance #1637. Ordinance allowed for the establishment of grow facilities as Special Land Uses in the I-L Light Industrial Zoning District with distance requirements from schools, churches, residential zoned or used property, etc., along with other stipulations and requirements. In 2016, the Marihuana Tracking Act (MTA) Public Act 282 of 2016 MCL 333.27901, et seq. and the Medical Marihuana Facilities Licensing Act (MM FLA) Public Act 281 of 2016, MCL 333.27101, et seq. were established allowing for the growing and processing of medical marihuana, the sale of medical marihuana and medical marihuana-infused products through provisioning centers, the transporting of medical marihuana and medical marihuana-infused products, and testing of medical marihuana and marihuana-infused products. On October 3, 2019, the Southfield City Council approved a new Text Amendment under Ordinance #1709 to allow for medical marihuana Growers and Processors as Special Land Uses on I-L Light Industrial and I-1 Industrial properties in the Eight Mile Corridor area only, and the Northland Overlay Development District; Provisioning Centers (retail facilities) as Special Land Uses in the 8-3 General Business District and the Northland Overlay Development District; Safety Compliance Centers (testing facilities) as Permitted Uses in the OS Office Service District, ERO/ERO-M Education ResearchOffice/Education Research-Office Limited District, 8-3 General Business District and the Northland Overlay Development District; and Secure Transporters as Special Land Uses in the I-L Light Industrial Zoning District, the I-1 Industrial District, and the Northland Overlay Development District. The State of Michigan legalized the use of Recreational Marihuana in December of 2018. However, the City of Southfield decided to opt out of Recreational Use with the option to revisit it at a later date. When revisiting recreational marijuana, the use should be restricted to the same locations as medical marijuana, if not a more narrow boundary. On August 10, 2020, the Southfield City Council decided via Resolution to place a limit on the number of medical marihuana Provisioning Center, Grower Facilities and Processing Facilities licenses to three each, subject to zoning approval, and unless otherwise approved by the Southfield City Council. -284- - �II --·- - - - -- ... .... .... -- fll/T Chapter to: Implementation ''<ming Plan Public Input survey respondents were mixed in their responses regarding Marijuana Facilities. Almost an equal number of respondents thought the three existing, approved grow, processing and provisioning centers were "too many" or "just right." An equal number of respondents (45%) were in support of recreational marijuana in 2019 and still believe it should be permitted in the City of Southfield vs. those who were NOT in support of recreational marijuana in 2019 and still do not believe it should be permitted in the City of Southfield. Fencing The current Zoning Ordinance requires a 25 foot side yard setback for structures located within the residential districts. Strict interpretation of this requirement prohibits owners who are located on corner lots from installing a side yard fence any closer than 25 feet from their property line. Subsequently, homeowners lose a significant portion of their yards that could be fenced for privacy. Thus, the City should review these provisions for exceptions for fencing on corner lots. Site Plan Approvals Presently, the City Council holds the authority to issue site plan approvals. This arrangement means that applicants have to go through a minimum of two levels of review (Planning Commission and City Council) to receive site plan approval. In most other municipalities in Michigan, the Planning Commission is the final approval authority for site plans, with the exception of Planned Unit Developments (PUDs). The Redevelopment Ready Communities (RRC) program, administered by MEDC, requires that site plans be approved administratively or by the Planning Commission (depending on the scope of the development) in order for a community to be RRC Certified. Currently, Southfield is positioned to lose its RRC Certification due to this arrangement, which will downgrade the city from the "Certified" designation to the "Essentials" designation. This shift would restrict the funding and resources available to Southfield through the MEDC. The City should review and modify its site plan procedures to be in compliance with the requirements of the RRC "Certified" level. CERTIFIED EXPECTATIONS 0 Site plans for permitted uses are approved administratively or by the planning commission . D Site plans for permitted uses are approved administratively or by the planning commission. 0 Permitted uses do not require a formal public hearing (but allow for public comment and other engagement as deemed necessary). -285- �Chapter 10: Implementation '':on:ing Plan Past Zoning Changes Since 2016 Master Plan For a local unit of government that has adopted a zoning ordinance, a zoning plan for various zoning districts controlling the height, area, bulk, location, and use of buildings and premises. The zoning plan shall include an explanation of how the land use categories on the future land use map relate to the districts on the zoning map. Below is a summary of zoning text and map amendments that have been adopted since the last Master Plan Sustainable Southfield was adopted in June 2016: 2018 PSLUlS-0007 Delete existing Section 5.22-5, Public Art Requirement, and inserting therein a new Section 5.22-5, Public Art Requirement. This text amendment specifically addresses providing for the submission of a cash bond by the property owner in the amount equal to the public art allocation requirement during those times when weather, delay in fabrication or delivery of artwork impedes timely installation. PSLU18-0008 1. Gasoline filling station/service station definitions and prohibition of exterior convenience items. 2. Bed & Breakfast uses 3. Parking Standards in the RC Regional Center district. 4. Off-Street Parking Layout - . - 5. Restaurant uses in shopping centers of less than four (4) attached uses. 6. Miscellaneous other amendments 2019 PSLU19-0002 Amending Article 4 General Requirements to add a new Section 5.22-3-1 RUDD Residential Unit Development Districts and amend Article 5 Single Family Residential Section 5.62-A to add Small Event Venues as a Special Land Use, and other amendments as needed. -286- - �I' ~ ~ -- ,.. ,,_ . . . - - - - ,.,- I/IT ,, Chapter PZTA19-0001 10: Implementation r~cming Plan To amend the Zoning Ordinance to regulate Sexually Oriented Businesses. To amend Article 2 Definitions and Article 4 General Requirements, Article 9 Office-Service District, Article 10 ERO/ERO-M Education Research-Office District/Education Research-Office - Limited District, Article 18 General Business District, Article 19 I-L Light Industrial District, and Article 20 I-1 Industrial District, and other amendments as needed. These text amendments specifically address adding regulations for Medical Marihuana Facilities in the City and amending the Northland Overlay Development District regulations to allow for Medical Marihuana Facilities. 2020 Council-initiated Zoning Ordinance Text Amendment to amend Title V, Zoning and Planning, Chapter 45, Zoning, of the Code of the City of Southfield by amending Section 5.179 of Article 19 Light Industrial Districts to allow any Medical Marihuana Facility previously approved by City Council prior to October 13, 2019, be allowed to apply for a Special Land Use and Site Plan under Article 19, the Medical Marihuana Facilities and Licensing Act (MM FLA). "' PZTA20-0002 Amend Section 5.62-A of Article 5 Single Family Residential Districts to allow for additional uses in the Single Family District, and to amend Section 5.53(3) Historic Districts - Bed and Breakfast of Article 4 General Provisions to remove stipulations regarding B&B locations PZTA20-0003 Amending various Articles and Sections of the Zoning Ordinance related to Mobile MRI (Magnetic Resonance Imaging) Units 2021 PZTA21-0001 PZTA21-0002 PZTA21-0003 This text amendment specifically addresses updating the Woodland and Tree Protection Ordinance, updating the Wetland and Watercourse Protection Ordinance, adding provisions related to Small Box Retail uses, and adding provisions for Small Cell Facilities to the Wireless Communications Facilities Ordinance This text amendment specifically addresses correcting a clerical error regarding where Medical Marihuana Facilities are permitted per ODD District This text amendment specifically addresses modifying the definition of "Nonconforming Use" in Article 2, and amending Article 4 Section 5.23 to clarify Non-conforming uses; amending Article 4 Section 5.22-4 Sign and Commercial Building Lighting to add "Commercial Building" to the Section title, adding a New Section 5.22-4-1 -287- �Chapter 10: Implementation ,, ,ming Plan Exterior Lighting and Glare to provide standards and protections for adjacent properties from glare, and revising Article 4 Section 5.31 (15) to sufficiently illuminate areas for security and safety This text amendment specifically addresses adding definitions, including but not limited to: Indoor Recreation Centers, Dark Store and Ghost Restaurants, Personal Services and Health/Fitness Clubs, Automobile and Truck Rental, Dog Kennels and Pet Daycare; amending Parking Standards for Open Concept Hair and Nail Salons, and Salon Suites; removing distance requires and amending wall requirements for certain restaurants; allowing Data Centers in I-L Light Industrial and I-1 Industrial zones; allowing Religious Facilities as Places of Assembly; allowing Medical and General Office uses as Permitted uses in I-1 Industrial zones -288- - �I -~- - �AJJpcndiccs: Sustainahlc Southfield 2.0 Table of Contents Appendices: Sustainable Southfield 2.0 Table of Contents Appendix A: Works Cited/Sources Note: Appendices B-F are located in a separate document due to their size. This document is available in all digital and physical locations wherever Sustainable Southfield 2.0 is available. Appendix B: MPEA of 2008 Appendix C: Resolutions and Letters Appendix D: 2016 Implementation Table Appendix E: Complete Public Engagement Summary/Public Input Appendix F: John Grace Revitalization Plan -290- - �1111 II[ ,,._ ,,. - - ,.,. 1/11/r ,,, ,,, ~ Appendix A: \,Vorks Cited :Endnotes Appendix A: Works Cited Endnotes Chapters 1-10 1 Southfield Historical Society, https.//southfieldhistoricalsociety.wordpress.com/ SEMCOG, http~//semcob org/population-estimates 3 SEMCOG, 2019 Population estimates https //semcog org/desktopmodules/SEMCOG.Publications/GetFile.ashx?filename=PopulationAndHouseholdEstimatesForSoutheastMichiganOctober2019.pdf 4 AARP 2015 May 4 Issue https//press.aarp.org/2015 -05-04-lnside-the-May-lssue-of-AARP-Bulletin 5 2000 and 2010 Census, 2019 ACS https://data.census.gov/cedsci/ 6 SEMCOG Community Explorer, https ://maps.semcog.org/CommunityExplorer/ 7 SEMCOG Community Explorer, https,//maps.semcog.org/CommunityExplorer/ 8 MDHHS 2020 Health Equity Report https://www.michigan.gov/documents/mdhhs/2020 PA653 -Health Equity Report Full 731810 7.pdf 9 The Guardian, April 8 2020 httpsj/www.theguardian.com/world/2020/apr/08/amsterdam -doughnut-model-mend-post-coronavirus-economy 10 Virginia Department of Health nttps ://www.vdh.virginia.gov/healthy-communities/local-communities/ 11 PPS, 2021 nttps_//www.pps.org/article/six-trends-in -placemaking-active-transportation-from -walk-bike-places-2021 12 Gensler, April 2021 https://www.gensler.com/blog/5-principles-for-retail -center-repositioning 13 Missing Middle Housing ht cps //missingmiddlehousing.com/ 14 Planetizen, September 2021 https://www.planetizen.com/news/2021/09/114707-end -single-family-zoning-california 15 HUD, 2008 https)/www.huduser.gov/portal/publications/adu.pdf 16 Numerah, 2021 h t i ~ nerah com/the -future -of-tourism/ 17 Crains Detroit, October 2021 Issue https ://www.crainsdetroit.com/this-week-issue/archives?year=2021 18 Trading Economics www.Tradmglconomics.com 19 McKinsey, 2021 https://www.mckinsey.com/capabilities/people-and-organizational-performance/our-insights/gone-for-now-or-gone-for-good -how-to -playthe new talent -game and win back workers 20 American Planning Association, 2020 https.//www.planning.org/publications/document/9228382/#:~:text=APA%20Foresight%20identifies%20emerging%20trends.identified%20as%20relevant%20 to%20planning. 21 Oakland County, 2016 https://www.oakgov.com/health/Documents/CHA web.pdf 22 Oakland County, 2021 https://www.oakgov.com/advantageoakland/resources/Documents/Maps/dev map bra rev.pdf 23 MDHHS https.//www.m1chigan.gov/mdhhs/inside-mdhhs/statisticsreports 24 MDHHS https://www.michigan.gov/mdhhs/inside-mdhhs/statisticsreports 25 USDA https ://www.ers.usda .gov/data-products/food -access-research -atlas/go-to -the-atlas/ 2 -291- �Appendix A: \\ orks Cited Endnotes 1 26 American Heart Association, 2020 https://www.heart.org/en/healthy-living/fitness/fitness-basics/aha -recs-for-physical -activity-in-adults Moneygeek, 2022 ,ttps.//www.:noneygeek.com/living/best-cities-black-women/ 28 MDHHS, 2020 https.//www.michigan.gov/documents/mdhhs/2020 PA653 -Health Equity Report Full 731810 7.pdf 29 Bloomberg, 2013 11 ~tps//www.bloomberg.com/news/a rticles/2013 -03-05/the-great-sen ior-sell -off-cou Id-ca use-the -next-housing-crisis 30 Washington Post, April 15 2011 https://www.washingtonpost.com/realestate/shaping-the-city-seeking-a-new-template -for -truly-smartgrowth/2011/04/ /AFQShSPE story.html 31 MEDC, September 2019 https://www.miplace.org/4a72b8/globalassets/documents/shpo/programs-and -services/michigan-modern/plumbrooke-estatest ,s _or_c district southfleld oakland -county nps-scan.pdf 32 MEDC, September 2019 tittps ://www.miplace.org/4a72b8/globalassets/documents/shpo/programs-and -services/michigan -modern/plumbrooke-estateshr tone d strict southfleld oakland -county nps-scan.pdf 33 MEDC, January 2020 https://www.miplace.org/4a72c1/globalassets/documents/shpo/programs-and -services/michigan -modern/northlandprden '._ somhfreld oakland county nps -scan .pdf 34 State of Michigan, November 20 2021 https ://www.michigan.gov// med 1~/Pro 1~ct_LN ebs1tes/mshd 3/HousrngSu rveyand InterviewFindi ngsReport 111021.pdf?rev=048d8203c l 724e27894039ed5a4b4326 35 Pew Research, July 19 2017 https ://www.pewresearch.org/fact-tank/2017 /07 /19/more -u-s-households-are-renting -than -at-any-point -in-SO -years/ 36 AXA, March 29 2017 https.//www.axa.eo.uk/landlord -insurance/generation-rent-habits-perceptions/ 37 Mlive, 2021 http~J/www.mlive.com/public-interest/2022/0l/competition-was-steep -and-prices-soared -in-2021-michigans-2022-housing-market-will -likelybe the same html 38 Bridge Michigan, July 27 2021 https://www.bridgemi.com/business-watch/5 -things -know-about-buying-house-michigan -real -estate-crisis 39 SNHC https./h,nhc org/ourproperties/ 40 Granicus .b.!.!.Qij 'granicus.com/blog/are-short-term -vacation-rentals-contributing-to-the-housing-crisis/ 41 State of Michigan, 2021 _b!!J;> //www legislature.mi.gov/(S(p314kqrwilyrw2xaludolt3u))/mileg.aspx?page=GetObject&objectname=2021 -HB-4722 42 State of Michigan, October 14 2021 t ttps ://www.michigan.gov/whitmer/0.9309,7 -387-90499 90640-570501-00 html# text M1ch1gan%20has%20more%20than%202.residents%20are%2050%20and%20older 43 City of Huntington Woods, 2020 https://cms9files.revize.com/huntingtonmi/Government/Senior%20Advisory%20Committee/UM -Senior-Amenities-and Ufestyle Analysis pdf 44 Missing Middle Housing 7ltps://mrssingmiddlehousing.com/ 45 HUD, 2008 https.//www huduser gov/portal/publications/adu.pdf 46 PBS Newshour, November 23 2019 https://www.pbs.org/newshour/show/how-minneapolis-became-the -first-to-end -single -family-zoning 47 Planetizen, September 2021 https.//www.planetizen.com/news/2021/09/114735 -bend first -comply-oregons-statewide-upzoni11gl w11 t =>x1 Or ron °· ,2_Qmade~u20history%20in%202019,comply%20with%20that%20historic%201egislation . 48 Planetizen, July 2 2016 hilP .//www.planetizen .com/node/87154/20-minute-neighborhoods -detroit 49 Bloomberg, January 9 2017 1ttps://www.bloomberg.com/news/articles/2017 -01-09/buffalo -is-the -first -to-abandon -minimum-parking -requirementsc1tyw1de 50 Dahlen Silva & David Foldes & Csaba Csiszar, 2021 'Htps ://ideas.repec.org/a/gam/jsusta/v13y2021i6p3008 -d514009.html 51 Henao, Alejandro; Marshall, Wesley E., 2019 hnps./,'conservancy.umn.edu/handle/11299/212145 52 FHMA, May 7 2021 LiLL//www.freddremac.com/research/insight/20210507 hou sing supply.page 27 -292- - �- 1!!!11 f//111 ,., .. . , , ,,,. Appendix A: Works Cited Endnotes 53 MSHDA, November 10 2021 https://www.michigan.gov/mshda/-/media/Project/Websites/mshda/developers/housingplan/HousingSurveya nd InterviewFindi ngsReport 111021. pdf?rev=53b95b669f354be9b5 92fla3ca8bd 18e&hash=3205 D07 AB2E9BD58C0249E 159Al E75A 1 54 City of Southfield, June 2019 https://www.cityofsouthfield.com/sites/default/files/2019 -06/southfield ed profile 1-2016 2.pdf 55 Oakland County, 2022 https://www.oakgov.com/mgtbud/fiscal/Documents/OaklandCounty EconomicOutlookSummary 2022 -2024.pdf 56 Oakland Schools, 2021 https://resources.finalsite.net/images/v1650640805/oaklandk12mius/fauioivqn9qtlc81sqoy/districtservicereport 202021 digital lpdt 57 Freep, June 7 2021 ~ tps .//www.freep.com/story/money/business/2021/06/07 /michigan -employers-returning-jobs-offices/7527295002/ 58 USA Today, November 17 2021 https://www.usatoday.com/story/money/2021/11/17 /jobs -career-changes -covid -linkedin -poll/6266902001/?gnt-cfr=l 59 Smart Growth America https.//smartgrowthamerica.org/program/national -complete-streets-coalition/publications/what -are -complete-streets/ 60 SEMCOG http< .//semc..og org/land 61 City of Southfield, October 28 2012 https://www.cityofsouthfield.com/sites/default/files/inline -files/lid -manual-10 28-12 new.pdf 62 SEMCOG https .//semco 5 org/land 63 Southfield Public School Districts https://www.southfieldkl2.org/departments/buildings-and-grounds/stormwater-management-program/ 64 City of Southfield, August 2015 https://www.cityofsouthfield.com/sites/default/files/inline-files/rain garden -flyer-new.pdf 65 Curbed, June 21 2018 https.//archive.curbed.com/2018/6/21/17484062/center-for-active-design-civic-guidelines 66 City of Southfield, 2017 https ://www.cityofsouthfield.com/news/city-southfield -adopts-green -infras tructu re -or di na nces -and-pledges-ongoi ng-su pport-paris 67 City of Southfield, July 2019 https://www.cityofsouthfield.com/sites/default/files/2019-07 /guidelines.pdf 68 SEMCOG https //semcog org/waterinfrastructure 69 Electric Vehicle Transportation Center, May 2017 http://fsec.ucf.edu/en/publications/pdf/FSEC-CR-2065-17 .pdf 7 Car and Driver, September 2021 https//www.magzter.com/US/Hearst-magazines/Car-and-Driver/Automotive/722326 71 lnvestopedia, May 2014 https//www.investopedia.com/articles/investing/052014/how -googles-selfdriving-car-will -change-everything.asp 72 Tharifi and Yamagata, December 1 2015 tiJJP-sJ/ww'!f.. re carchgate net/publication/282834336 Roof ponds as passive heating and cooling systems A systematic review 73 The Atlantic, December 2015 httpsJ/www theatlantic.com/technology/archive/2015/12/bioreceptive -buildings/418620/ 74 Kleinschroth and Kowarik, August 3 2020 https://esajournals.onlinelibrary.wiley.com/doi/full/10.1002/fee.2230 75 University of Michigan Urban Lab hrtps.//www.urbanlab.umich.edu/project/real -time-watershed -control/ 76 Mlive, October 2020 https.//www.mlive.com/news/ann-arbor/2020/10/lawsuit-over-ann-arbor-utility-rates-ignites-council -debate-about-funding-fortrees hrml 77 Congress for New urbanism https://www.cnu .org/node/538 78 City of Southfield httpsJ/www.cityofsouthfield.com/Government/CityDepartments/AC/CareerCenter/Partners/tabid/425/Default.aspx ° -293- � 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 Southfield_Comprehensive-Master-Plan_2022 Creator An entity primarily responsible for making the resource City of Southfield Planning Department, City of Southfield, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2022-12-22 Title A name given to the resource Sustainable Southfield 2.0 Comprehensive Master Plan 2023-2028 Description An account of the resource The Sustainable Southfield 2.0 Comprehensive Master Plan 2023-2028 was prepared by the City of Southfield Planning Department with the assistance of McKenna and was approved on December 22, 2022. Contributor An entity responsible for making contributions to the resource McKenna (consultant) Subject The topic of the resource Master plan reports Southfield (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c5b564f1cbf5b7dfcd24b2e350b8b2b9.pdf f79dff98943d86feaa72cd6c237a6e88 PDF Text Text -, .... I I ,,~' j lI I j 1 i I i -· i , I l A ,t j i 1' . J f • / ; I i / '' ' �. CITY OF ST. JOSEPH COMPREHENSIVE PLAN August, 1976 AMENDED - January, 1977 - PREPARED BY CITY OF ST. JOSEPH PLANNING COMMISSION James Heathcote, Chairman Ray Freridge, Member Neil Berndt, Vice Chairman Richard Lambrecht, Member Bu.rton Baker, Member Donald McGrath, Member John Fetters, Member James Mason, Member Gratten Nowlen, Member A note of appreciation to Carl Conklin, Director of Building & Inspection Gerald Heppler, City Manager Richard Kiesel, Assistant City Manager Technical Assistance Provided By Southwestern Michigan Regional Planning Commission Thomas Sinn, Past Executive Director John Kowalski, Senior Planner James Muldoon, Senior Planner S.B.D. Marks, Graphics Lana A. Veine, Secretary �-- I CITY OF ST. JOSEPH PLANNING COMMISSION ADOPTION RESOLUTION ST. JOSEPH MASTER PLAN WHEREAS, the Municipal Planning Act, Act 285, P~A. 1931, states that planning commissions shall make and adopt a master plan for the ur ose of encoura in and guiding orderly and efficient future growt an development o e c1 WHEREAS, in accordance with Act 285, P.A. 1931, as amended, notice of a public hearing has been duly published and on August 5th ;1976, the public hearing was held at the St. Joseph City Hall for the purpose of making public explanation of the £_reposed master plan and downtown development plan and receiving public comments and ·recommendations regarding the plan; and WHEREAS, the St. Joseph Planning Commission has given due consideration to the public comments presented at the hearing: BE IT THEREFORE RESOLVED, that the St. Joseph Planning Commission hereby approves and adopts the St. Joseph Master Plan and Downtown Development Plan dated August, 1976, as requ1rea by the-aforementioned state legislative act to encourage and guide future growth and development of the city in an orderly manner. RESOLVED ON THIS Second DAY OF September, 1976, AT A REGULAR MEETING OF THE ST. JOSEPH PLANNING COMMISSION ACCORDING TO THE FOLLOWING VOTES OF THE PLANNING COMMISSION MEMBERS: Yes Burton Baker Neil Berndt John Fetters Ray Freridge -Richard Lambrecht Donald McGrath James Mason Gratten Nowlen James Heathcote No Absent X X X X X X X X X J~s Heathcote, Planning Commission Chairman L & _.--t?4,1 / ·> f c ~(j_;{/L;..;/ (__/ · Carl ConkYin, Recordinq Secretary I �I • CITY OF ST. JOSEPH PLANNING COMMISSION AMENDMENT RESOLUTION '. ST. JOSEPH MASTER PLAN WHEREAS, the Municipal Planning Act, Act 285, P.A. 1931, states that planning commissions shall make and adopt a master plan for the purpose of encouraging and guiding orderly and efficient future growth and development of the city; and WHEREAS, in accordance with Act 285, P.A. 1931, as amended, notice of a public hearing has been duly published and on January 6, 1977, the public hearing v1as held at the St. Joseph City Hall for the purpose of making public explanation of the proposed rev1s1ons to the master plan as adopted on September 2, 1976 and for receiving public comments and recommendations regarding the plan; and WHEREAS, the St. Joseph Planning Commission has given due consideration to the public comments presented at the hearing: BE IT THEREFORE RESOLVED, that the St. Joseph Planning Commission hereby approves and adopts the revisions to the St. Joseph Master Plan dated January, 1977, as required by the aforementioned state legislative act to encourage and guide future growth and development of the city in an orderly manner. RESOLVED ON THIS SIXTH DAY OF JANUARY, 1977, AT A REGULAR MEETING OF THE ST. JOSEPH PLANNING COMMISSION ACCORDING TO THE FOLLmHNG VOTES OF THE PLANNING COMMISSION MEMBERS: Yes Burton Baker Neil Berndt John Fetters Ray Freridge Richard Lambrecht Donald McGrath James Mason Gratten Nowlen James Heathcote Absent No X X X X V I\ X X X X Jame~Heathcote, Planning Commission Chairman r· __. /4P/-~ £:1iL:·"-. l -~ -~ :,'..,L~ / - L-::___ _ _ _ _ _ __ Carl Conklin, Recording Secretary �CONTENTS SECTION I . POPULATION SECTION I I LAND USE SECTION III SECTION IV . . HOUSING .... SECTION V SECTION VI .... . . • ECONOMIC PROFILE ' ... . . . .. PARKS AND RECREATION ... . SECTION VI I . . • . . PUBLIC FACILITIES AND UTILITIES . • . . TRANSPORTATION SYSTEM ANALYSIS SECTION VII I . . RECOMMENDATIONS Maps Page .. Neighborhood Analysis Areas Existing Land Use · . . . . . . . . .. .. .. Water Distribution System II-5 ... VI-3 Sanitary &Storm Sewer System 1972 Traffic Flow VI-5 .• . VII-4 ... 1972 Street Network ... . Existing Network of Streets Serving Principal Traffic Flow . . . . . Proposed Street Cl ass i.fi cation System .. .. ... . . .. . . . . . . . . . . ;• ... . . . .. . Tables, Charts, and Graphs Sex by :Age (1970) ..... . . . ....... . VII- 11' . VII I-4 VIII-12 I-2 Percent Change in Total Population (1960-1970) St. Joseph, Michigan Population VII-9 Page ...... .. 1973-74 Household Characteristics for St. Joseph VII-6 . VII-7 Existing and Committed Street System Improvements for the Year 2000 Dial-A-Ride Zones ... Future Land Use Plan . I-8 I-2 .. . . I-4 I-7 �I CHARTS and GRAPHS 1973-74 Household Characteristics for St. Joseph by Neighborhoods Existing Land Use . . . . . . . . I-9 ..... II-4 Comparative Land Use Changes for St. Joseph .. .. 1940-70 Housing Trend for St. Joseph . . III-3 Owner-Rental Occupied and Single and Multi-Family Housing Unit Distribution for St. Joseph and Neighborhoods in 1974 . . . . . . . Housing Unit Transiency and Vacancy Rates for St. Joseph and Neighborhoods in 1974 . . . . . . . . . . . . . . . . . . IV-2 1970 Economic Base Indicators for St. Joseph IV-6 . . . . . 1950-60-70 Employment by Occupation for St. Joseph IV-10 1958-72 Manufacturing Employment and Value Added for St. Joseph . 1954-72 Selected Services Establishments and Total Receipts for St. Joseph . • . . . . . . . . . . . . . . . . . . . . . . . . IV-11 . . . . Inventory of Park and Recreational Facilities for St. Joseph 1975. Past Trends and Projected Demands for St. Joseph Water Treatment Plant Inter-Zone Trips . . . . . DART - O&D Trip Patterns IV-7 IV-8 1958-72 Retail Payroll, Sales, and Establishments for St. Joseph .. III-4 III-6 1963-72 Area Industrial Interrelationship for St. Joseph 1950-60-70 Employment by Industry for St. Joseph II-9 IV-12 V-3 VI-2 . VII-12 . VII-13 �. NT R O DUC T I ON -I --- ------Every community has its own unique development parameters. The City of St. Joseph is located in the core of the Twin Cities urban area. It and Benton Harbor were the original centers for urban development in the area, and therefore contained the majority of the area's older housing units and neighborhoods. The city has a small potential for new development (dis- counting redevelopment) because of its minimal amount of vacant land. St. Joseph is the are~ •s center for industrial employment and one of the area's major centers for retail sales , The purpose of this report is to present a realistic comprehensive plan and the information that led·~ to that plan for the City of St. Joseph. Urban planning is a concept which refers to the continuous advisory process of guiding land development in accordance with established policies and toward predetermined goals. environment. It represents continuous efforts to shape the physical Its ultimate aim or objective is the welfare-of -those who live and will live in the community insofar. as control of the physical environment will contribute to this end. The planning process must be comprehensive. It should consider all major physical elements that affect both public and private property. Special emphasis within the plan will be placed upon the land use, housing and transportation elements of the report because they encompass critical issues the city is presently fac i ng. �I. POPULATION Population growth, characteristics and distribution are of critical importance t in land use planning and zoning. Not only do these factors have an effect on planning and zoning, but planning and zoning, in turn, have effects on the future population of a given area. The city's future housing market will depend, to a large extent, upon the expected number and size of families, while future t_rf:_n_d_s _a_nd age composition will play the major role in determining school and park needs, special housing - ------- - - - - facilities and labor force p~rticipation. ----- -- -- -~- -- - -- -- - - - -- -- - ---- Overall, population changes influence a need and potential for expansion of commercial and industrial development and the demand for public services and facilities. CITY-WIDE DEMOGRAPHIC CHARACTERISTICS Within the past 24 years, the City of St. Joseph has experienced approximately an 11% increase in population. Between 1950 and 1960 there was a 5% increase in the city's population (adjusting for annexation) compared to a -6% population decrease from 1960-1970. The U.S. Bureau of Census population estimates establish the city's population at 11,262 as of July l, 1973, indicating an average yearly population growth rate of approximately 0.6% between 1970 and 1973. The 1973 and 1974 R. L. Polk City Directory surveys show a 0.6% popu- lation increase between the surveys. As indicated in Graph I-A, the age distribution of the city's 1970 population _ is disproportionately hig~ in the male and female 50-70+ age group and low --- ---- - - -- - . in the male and female 0-14 and 25-39 age groups when compared with age break- ---------- downs for the county and the state. I-1 Also illustrated in Graph I-A is the �bl' dPll 1 - A SEX BY AGE (1970 ) PERCENT CHANGE IN TOTAL POPULATION (1960 - 1970) ST. JOSEPH CI T Y (X 100) MALE 98765432 FEMA L E 1234 5 6789 1 460 ----252 302 324 350 355 300 239 - ·•· ?98 -- 341 -~- •. ·- ·- ·-· --~- -- .. - 231 - 392 412 4?7 340 528 ?42 - 460 _ - - - 385 322 . -. 479 529 10 - + 0 10 20 40 30 50 ••••••••••••••••••••••••••• 11'54 _; 111111 10 .2 65-69 60 - 64 11 11 u• 12.4 11111111111 70.6 - ■■■ ■ 111111111 73_5 1111 7. 6 4.6 Ill 26. 7 111111111111111 45 ,Q 11111111••··••1••··~ ·••1 37_1 1111 • 11111111 • 1111111 lt ■ Ull l 0. l 1 ···············•• • 111111111 •_11 21. 9 10- )4 382 3B4 -- 20 15- 19 1Z!l -- 30 70- 74 30-34 75-29 20- 74 313 . 40 75+ 35-J? -· 50 55- 59 50-54 _4 5-59 40-44 ,......._. - 33 2 407 AGE •••• 33 _9 Q. . . . . . . , 11 17 _4 11• ■■ •1111 5-9 34.3 ••················· BERRIEN COUNTY (X IO00) MALE 98765432 2 , 239 FEMALE I 2 3 4 5 6 7 8 9 J 759 AGE 2 .330 2.6 75 40 30 20 10 - 4 'i95 •H1 ■.!_1_•_1_1-'-1t;"'"·""<_ ____ • ■■■ 1•••11• ' I . I _ • 1111 • 11 u 11 21.9 45_4q 255]~:~~~~= ~~~~iiii:1; 4~ 495 --==== ~4=·tf4l3!5~ 0~6{7: : : ~ ~~ .71 8 5 549 5 157 50 4.0 11 - - - - - - - -- - - - ,1-•_11111 40-44 5 345 40 ··················••37_4 50-54 ___ 5 , l 5G 4.437 30 20 10 • 2. 7 3 9?9 4 354 + 0 - -- -- - ------1 ' 1"17 4 ,4) 7 50 75+ 70-74 65- 69 _________ I 17 . 91111111111 30-34 10.s 11111 • 20-?4 -2§.L _ 8. '@___ 8,fi.!2.____ __ _ 7 .639 15-1 9 JLl.12 10- 14 8 .331 5-9 0-4 7 . 36 5 6 ■■ •1111111111 71. 25-29 6 .452 7.3 16 ------- _ · - - - - 35-39 lI 6 2. 5 I _ ___ ________,_•··············~•-■-■~!.'!..!L.l_ _•_•_•_•_ •_ ■■~-•-■...■ 1111113 s . e __________ __ _._._._.._._._._._17_._7______ I 2.1 14 . S 1111111• 20 10 - MICHIGAN STATE (X 100,000) MAL E 9 87 65 4321 701 328 257 814 759 354 230 493 ?39 490 293,503 328 .837 436 4?0 498 844 471, 266 4JQ_.QQ, FEMALE 23456 7 209 .925 246,220 27 1 .407 268.G96 243 579 749.275 300 .095 373 907 436 .204 430 42 1 452 , 552 194. )67 89 A GE 50 40 30 + 0 10 20 30 40 50 75+ ••••••••••••••••••••••• 40.9 70-74 li5-69 60-64 55-59 50-51\ ....... 10. 3 111 5. 0 111111111 14. 8 .......... 16. 6 14.7 ........ 11111111 ! 3 .8 --- 9 .3 111111 ............... 25.3 ,•.......................... - - - - - -- --- --- ----- 20-24 15- l <J ----------··························· ••••••••••••••1111 J l . 7 . 10- 14 1111 S. 1 5-9 11 Q.... ...... 0-4 L? -- ---- 20. 0 -- - 14. 7 11 111111111111 45-49 40- 44 35-39 30 -34 25 - 79 1970 ~- - _. 57. 7 1111 Ill ~4. 7 �fact that the aforementioned relatively disproportionate concentration of age groups within the city were initiated or have been reinforced by age group shifts occurring between the 1960 and 1970 census counts. The city's 50-70+ age group increased 20.4% between 1960 and 1970 as compared to Berrien ------- - --- County's 16.9% increase and the State of Michigan's 18.2% i~~rease ~ The . city's 0-14 and 25-39 age group population decreased significantly between 1960 and 1970, a -27.5% and a -27.6% respectively, compared to nominal increases in the same age groups for the same time period for the county and state. • This data indicates that in comparing St. Joseph's demographic trends with the state's and county's, it is evident that the city has become a community with a relatively abnormal age distribution of its populace. Graph I-Bis a graphic portrayal of a number of household characteristics and their percentage change between 1973 and 1974 for the City of St. Joseph as provided by the R. L. Polk Profiles of Change surveys." The shaded areas of the bar graphs indicate the range of the national average for that particular household characterist~c. As indicated, the percentage of total households with children, and percentage female headed households with children, and percentage rental households, are below the national average range; while the percent of one person housenolds is above the national average range. It should be qualified that the household data in Graph 1-B is only available for changes occurring between 1973 and 1974, thereby reflecting only a one year trend. The percentage change portion of the graph should also be viewed in light of the 4% increase in total number of households for the city. An increase in a household subcategory less than 4% would therefore signify-:-a·· proportional decrease in that subcategory. Of the total household subcategories, only female headed households with children, one person house1-3 e �- Graph I-B 1973-74 HOUSEHOLD CHARACTERISTICS FOR ST. JOSEPH 3_,___9 100 00% 80 _ _,...._.._,% 1974 Characteristics ~ National - 60 40 I Average Range I !::. I I 30.3% I___ _I 3L6% I I 32 .1% 20 , 8% ,-----,,-- O _._____C._u_r_r_en_t._______.__p_e_r..:...c_en_t..____P._e_r_c_e_n.__t____,'-pe_r_;_c_e_JnLt-'--__,LP-er_c_e_n,Lt____JP'-e_r_ce_n_tL.-----P1-e_r_c_e-nt..,__ Households One-Person Households Female Heads Renters Households Husband/Wife Households w/Children w/Children Households w/5 or more Households Households . Persons LY, 1973-74 ?ercent Change r----.-LLi t f f j j J% 11.2% 4% • ,· o 7p I I j f 1 4.3% 1 '% j �holds, and rental households have experienced relative increases. While the relative proportion of households with children, households with 5 or more persons, and husband/wife households decreased. These shifts within house- hold subcategories represent a one year trend towards a change in the character of the city's households. As previously stated, the city's population stratification has a comparatively high concentration of residents in the upper age brackets. This stratifi- cation causes the percentage of females in the childbearing age (15-45) to be proportionately less than in the county or state thereby limiting the future r1et increase in city residents through natural incr2ases (birth5). At present, the City of St. Joseph has a minimal quantity of residentially developable land within its boundaries, and has also expressed a desire to curtail the subdivision of its existing housing stock. These factors will assumedly preclude any future significant increase in the city's housing supply through subdivision of existing housing stock or new construction on presently vacant lots. As indicated in Graph I-B, between 1973 and 1974, the city experienced an i-ncrease in one person households and a proportional decrease in households with children. If these trends were to continue, the city's resident per household ratio would:decrease. This trend of decreasing residents per household ratio and the city's assumed static housing stock would presumably preclude future expansion of 4ts population via migration. Based on the previously established premises that the city's future population natural increase and migration rates will be minimal, we project that the city's population has peaked as of 1974 and that new additions to , I • �the city via natural increase {births) and in-migration will merely offset natural decreases {deathsr and out-migration to the year 2000 as indicated in Table I-C. ' These projections are based upon the assumption of there being no major redevelopment or clearance projects within the city during this time period. DEMOGRAPHIC CHARACTERISTICS BY NEIGHBORHOODS The 1973-74 R. L. Polk surveys {Table I-D) indicate a concentration of one person households in neighborhoods 3, 4, 5, 6, 7, and 13, with all but neighborhood 13 being in the older portion of the city (Map I-E). This is a significant concentration relative not only to St. Joseph, but for the entire Twin Cities area. The distribution of St. Joseph's households with children is significant in that the city does not have any neighborhoods with a concentration of 50% or more, while a majority of the St. Joseph Township and Lincoln Township neighborhoods immediately south of the city limits do have concentrations of households with children of 50% or more. The number of female headed households with children within the city is minimal. However, it should be noted that the major concentration of these families is within the older portion of the city, neighborhoods 3, 6, and 7. The distribution of rental housing within the city corresponds closely with the previously mentioned di stri but ion of one_.: person households. Both house- hold characteristics are influenced by the large number of apartment developments in the southern portion of the city and Lake View Towers and Whitcomb Apartments in downtown St. Joseph. I-6 �Table I~C ' ,. ST. JOSEPH, MICHIGAN POPULATION Trends 1950 Population *10,223 ....... I ......, Yearly % Change Estimates Projections 1960 1970 1973 1974 1975 2000 *11,755 *11 ,042 *11 ,262 **11,330 ***11,330 ***11,330 (1)+.5 . -.6 +.6 +.6 0 *U.S. Bureau of Census ** ~R. L. Polk 1974 Profiles of Change *** SMRPC Projections (1) Adjusted for Annexation J I - I • 0 �--- --- --- --- --- - --- ) ) ------ - - --- CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN NEJGBORHOOD ANALYSIS AREAS ~l 1t 7! I, [. f ' ff#) 2 --· .. ._,. ~ . ...... I ;•,I-....::,~ 3 . • r>.rr '·: - ,. - .un I ,,.. -- .. - .. I. ~~r:,,· ~ YI< ' -~ ~(1· 1/ ~ · -1; I; #; , /, ( -I/ If , ,. Jl J; - . J··=•ll[ I L ~-'=..... ~~ ' ~ l ..__JL-f~- ~-1,g. J[ -, .,_ 1, ~ I• -cl ~ ~ [~ l [ _ ~ .Ill fl.e..::, IL-., -Jj; dl:_;J 11 1,:1;1: ~~ ~,1Flfl~&w tf l1 l [ J/~ 1 ~ ~,-- , ~ 1 ~-~ ' -- 1 ~ ~ (J ~ ' --_J□ c.~.~ •~I ~ I . I I ~I~~ • I (X) - ~!\\ @J I '<, \- 13 t ~: ;,: . '-· ~ "J q:, SouthwaetiarnMlchglrtAl9glonalPlarrilgCof. ______ 29070.-,,,Slr961 · Sl.~ .... .,. .... c - -.. .,.,- ,c.-- ............. .McnQ<vi49066 · li!leJn)rle6l6/98315?9 =l l N I+ -j I �I Table I-0 1973-74 HOUSEHOLD CHARACTERISTICS FOR ST. JOSEPH BY NEIGHBORHOODS / tlo ~ ,,:/' .ti' ,-r' e, '. ...... I \0 ~' ~j--,_) / v' •'\)'-•~" 1 3 ,/ .1.\' (/ . 4 ,, i"I) 5 •' \v~ > Y' ~ 6 1,V ~.., t ')--1 2, 7 . " :f) . y\i) ;fJ ~' ., . I' 8 9 10 11 12 13 14 177 123 City ,,--~ Current Households 136 190 281 l 766 218 553 544 291 297 368 Percent One-Person Households 26 31 68 100 38 30 27 21 22 13 16 58 24 30 Percent Households w/Children 42 36 9 0 27 37 31 35 34 41 41 14 40 32 2 8 4 0 5 7 4 3 2 3 4 l 2 4 Percent Renter Households 18 @; 83 0- b"a 34 25 11 18 9 10 65 40 @ Percent Households w/5 or more Persons 18 10 1 0 10 15 12 13 16 15 13 6 16 12 Percent Husband/Wife Households 71 53 19 o 49 56 62 72 73 77 77 38 69 60 Percent Retired Heads of Households 18 27 70 0 38 31 32 29 19 22 23 24 17 31 117 93 67 125 90 94 98 110 120 111 117 112 115 l 00 Percent Female Heads \'I/Children Households Average Income Index Points Source: 1974 R. L. PnH ~ �The city's neighborhoods have a comparatively low concentration of large families (households with 5 or more persons) with its largest concentrations being in the newer neighborhoods while the major concentration of the city's husband/wife households are also located in the city's newer neighborhoods. These household characteristics indicate significant demographic differences between the city's blder central neighborhoods and its outer lying newly developed neighborhoods with the exception of neighborhood 13. The city's central neighborhoods tend to all have higher concentrations of rental households, one person households, and female headed households with children while the city's newer neighborhoods with the exception of 13 tend to have a relatively higher concentration of husband/wife households, households with children and households with 5 or more persons. I-10 ,r-... �SUMMARY St. Joseph has a comparatively high concentration of residents in the ----------- - 50-70+ age gro~p category and a relatively low concentration of residents in the 0-19 and 25-39 age groups. The total city also varies from national averages in its low composition of households with children, female headed households with children and rental households and a high composition of one person households. However, between 1974 and 1975, the city did experience a proportional increase in ' households with children, one· person households and rental households. The city's older center city neighborhoods tend to have higher concentrations of rental, one person, and female headed households with children while its newer suburban neighborhoods tend to have higher concentrations of husband/wife households and households with children and with 5 or more persons. It is projected that the city's total population will remain relatively constant at its 1975 county of 11,330 residents through the year 2000 . . I- ll �II. LAND USE The land use ~urvey and analysis is the most basic of all planning studies in that it constitutes a complete inventory of the uses of land in the planning area. The land use map serves as a basic pictorial representation of this inventory and analysis. Any development proposals must take existing land use into consideration and, for this reason, the map should be constantly updated as additions and changes to the existing development pattern take place. EXISTING LAND USE The City of St. Joseph contains a gross land area of 2,037.25 acres or approximately 3.18 square miles. Of this total, approximately l ,678.5 acres representing 82.7% of the city, are presently developed. The remaining 358.7 acres are vacant. Table II-A indicates land use in acres for St. Joseph by land use category. Map II-B depicts existing land use patterns in the city. Residential Residential land use constitutes the largest single category in the city. There are 639.3 acres of residential development which comprises 31.4% of the city's land area. Seventy-nine and seven tenths (79.7) percent of the residential land is devoted to single-family use. Seventy-nine and four tenths (79.4) percent of the city's residentially developed land is located in the more recently urbanized southern neighborhoods (8-14). Commercial There are 101 .3 acres of commercial land use in the city which comprises 5% of the city's land area. Seventy-one and six tenths (71 .6) percent of the II-1 �■ city's wholesale retail commercial land use is located in the northern "center city" and its adjacent neighborhoods (1-7) while 80% of the city's personal, business, and professional services commercial land use is located in the city's more recently urbanized southern neighborhoods (8-14). The city's central business district, (CBD) is a well defined area within the city's older section where wholesale and retail is the prevalent commercial..r"\ use. The second major commercial location exists along Niles Avenue in the southern portion of the city where the major commercial uses are service oriented. Industrial Industrial land use occupies 267 acres in the city, representing 13.1% of its total land area. This industrial acreage is located in three major concentrations within the city. The lands north of the St. Joseph River, dominated by Whirlpool Corporation and Auto Specialties Corporation, contain 62.6% of the city's total industrial land use. The city's industrial park and adjacent lands south of town contain 19.6% of the city's total industrial acres. The third major location of industrial land use in the city is Industrial Island which contains 10.7% of the city's industrial land use. Public Quasi-Public ,I There are 252.5 acres of public and quasi-public (including transportation, communications, utilities, and recreation) land use in the city, representing 12.4% of the tity's total area. Unused Space There are 358.8 acres of unused space in the city, representing 17.6% of the city's total area. II-2 =--- -- - ,.., �Streets and Roads Street and road right-of-way comprise 418.5 acres of the city's total land use, representing 20.5% of its total area. II-3 �• EXISTING LAND USE* Table II-A ST. JOSEPH, MICHIGAN July, 1975 RES IDEN TI AL N.A.A. )t 1,\/,J:~1, l S.F. M.F. T.F. C:1f-1MERC Il\L INDUSTRIAL PUBLIC-QUASI PUBLIC W.R. P.B.P. M. N.M. T.C.U. P. & O.P . REC. U.S. S.R. TOTAL 23.00 l. 75 1.00 0.00 0.00 2.25 0.00 0.00 3.25 14.25 52.50 11. 50 109.50 ~-•· ~~2 0.75 0.25 0.50 0.00 0.00 155. 00 10.00 5.75 0.00 0.00 2.25 82.00 256.50 ,u ~ 3 9.25 5.00 0.75 0.50 0.00 4.50 1.00 0.25 0.00 14.50 20.00 28.50 84.25 4 3.00 2.50 3.00 6.50 7.50 0.00 0.50 0.50 12.00 10.00 73.25 5 0.00 0.00 0.00 5.00 0.50 1.00 27.50 25.00 0.00 5.00 68.00 6 24.00 25 . 00 9.50 3.50 4.25 0.00 0.00 0.00 5.50 3.00 3.75 40.00 118. 50 t:{itj/7 15. 25 5.75 1.25 8.50 1.00 10.00 2.50 4.00 0.00 15.50 15.50 15.75 95.00 ( r' 'a tr 55.00 13.00 5.00 0.00 3.25 0.00 0.50 0.00 16.50 5.00 5.75 39.50 143.50 9 120. 00 3.00 0.50 0. 00 2.00 0.00 0.00 0.00 16.00 18.00 12.00 34.25 205.75 -!o/, 12111 10 50.00 25.00 6.00 0.00 9.00 0.00 0.00 0.00 30.00 8.00 31. 50 191 . 25 11 81.00 1. 75 0.00 0.00 11. 00 0.00 0.00 0.00 7.00 0.00 5.25 31.00 137 . 00 12 48.00 0.75 0.00 0.50 13.00 0.00 0.00 0.00 17 .00 1.50 7.25 29.50 117. 50 13 48.00 0.15 10 . 50 9.00 5.25 38.00 7.00 1.00 4. 50 0.00 130.00 25.25 279.25 14 32.00 0.50 7.00 0.00 11 . 00 7.25 0.00 0.00 9.50 0.00 509.25 85 .00 45.00 33.50 67.75 218.00 49 .00 36.50 121 . 25 2.21 l.64 10.69 2.40 l. 79 5.95 1, I',.., >h /1/11,.. ·· IJ.:. ,.,._i,1 ·'(> '~~11 .l '"1M.t, I-It ~l1 · " ' TOTALS % OF TOTAL LAND AREA 25 .00 N.A.A. 4 .17 3.32 Neighborhood Analysis Areas S.F. T.F. M.F. Single-Family Two-Family Multi-Family COMMERCIAL W.R . P.B.P. 4.50 6.75 31. 75 16. 50 138.75 ~ 87.25 94 . 75 358.75 418.50 2037.25 4.65 17. 61 20.54 100.00 PUBLIC-QUASI PUBLIC T.C.U. RESIDENTIAL 1.50 26.25 P. &Q.P. REC. Transportation, Communications and Utilities Public and Quasi Public Recreation U.S. Unused Space S.R. Streets and Roads Wholesale and Retail Personal , Business, and Professional Services INDUSTRIAL M. N.M. Manufacturing Non-Manufacturing - �J I I ~ I 1 i 1 ' i lI 'I . j ~ I :c } I w / / / >- CJ) z 0 0 -, >- ..... - ~ I I (.) z -< CJ) ::::> /. / , z 0 <( (.) (.'.) z I UJ (.) CI: CI: ~ /, /, / , / / / / //, UJ co u w ,,--. JI // /, //// , ~L EJI ~ ti / / f- LI.. i _J en CD ::) a., ::J (,j) 0 <l'. z ::) <l: _J _J <l'. I- I() r(J) (.9 - z -}-en _J <l'. z w 0 (f) LL.I a:: _J u <t: 2 2 (f) ::) a::: w 0 u a::: I- 0 z 0 aj w u 0 (f) ::) ::) a., / (,j) _J CD / u ~ w z .;, ::) w .y "' X 11-5 I p / / a. . 'I J z Iifl I ' ooi I j ' ) I ' ) J 1 i I , jl d ri jj , I �LAND USE DEFINITIONS The land use classification in the preceding tabulation and map is based on the Land Use Classification Manual developed by the Land Classification t Advisory Committee of the Detroit Metropolitan Area. Residential Single-Family; includes all detached buildings designed for or occupied exclusively by one family. Residential Two-Family; includes all buildings designed for, or occupied exclusively by two families living independent of each other. Residential Multi-Family; includes all dwellings or groups of dwellings on one plat containing separate living units for three or more families, but which may have joint services or facilities or both. Commercial, Wholesale, Retail; includes all buildings and attached land used for the sale to retailers or sale to the ultimate consumer of goods for direct consumption. Commercial, Personal, Business-, and Professional Services; includes all buildings and attached land used for the provision of personal, business, and professional services. Industrial, Manufacturing; includes all buildings and attached land used for all forms and types of industrial manufacturing. Industrial, Non-Manufacturing; includes all buildings and attached land used for industrial and non-manufacturing. Transportation, Communications, and Utilities; includes terminals and service facilities for trucking, railroads, airports, bus terminals, etc., water transportation fa cilities, warehousing, water supply and sanitary sewer IJ - 6 I �installations. However, this category does not include rights-of-way of streets, roads, and highways which are separately tabulated. Also, no attempt was made to separately tabulate rights-of-way for pipelines, utilities, railroads, etc. Public and Quasi-Public; includes government, public and private schools, churches, cemeteries, hospitals, and other non-private or charitable organization uses, except recreation which is separately classified. Recreation; includes outdoor public and private recreation; such as parks, golf courses, ice skating rinks, camps, arenas, swimming pools, etc. Unused Land; is land that does not appear to presently have any active use. Streets and Roads; includes all dedicated rights-of-ways for city streets and roads. II-7 �LAND USE CHANGES A comparative analysis of the 1953 Harland Bartholomew and Associates land use tabulatjon (Table II-C) with those in Table II-A indicates a significant increase in all listed land use categories except public and quasi-public and unused lands. The most dramatic change occurred in the residential two- family category, a 210% increase, and in the multi-family category, a 186.6% increase. It should be noted that the third residential category, residential single-family, only experienced a comparatively minimal increase (18.7%) in total land use between 1953 and 1974. The increase in commercial land use (186.6%) was substantial, the majority of which, assumably occurring in the southern portion of the city. The percentage change in unused space is not comparatively large, however, the real number decrease of 407.8 acres of unused space is significant. II-8 J �Table II-C COMPARATIVE LAND USE CHANGES FOR ST. JOSEPH 1953 In Acres 1975 In Acres Percent Change 429.2 509.3 + 18.7 Res. Two-Family 27.4 85,() +210.2 Res. Multi-Family 15. 7 45.0 +186.6 Commercial 38.0 101. 3 +166.6 Industrial 152. 4 267.0 + 75.2 Recreation 62.0 94.8 + 52.9 Public &Quasi-Public 122.0 l 21 . 3 - Streets & Roads 372.2 418.5 + 12.4 Unused Land 766.6 358.8 - 53.2 Res. Single-Family Source: II-9 0.6 Harland Bartholomew &Ass. 1953 Area Plan and SMRPC 1975 Comprehensive Plan Update - �... LAND USE PROBLEMS The Existing Land Use Inventory developed as part of this study has provided insight into' a number of the city's land use problems. The following is a listing of a number of St. Joseph's more significant land use problems: 1) Small 1ots 2) Mixed land uses 3) Strip commercial development 4) Haphazard commercial development I I - 10 �Small Lots The small lots that exist in the older portion of St. Joseph (Neighborhoods 1-7) are common in most older cities. This "grid" pattern development produces a number of lots with minimal front yards (33 feet). Such lots, if they become vacant, are very unsuitable, because of limited frontage, for residential sites. -..,,,, BROAD ST. 66 34 "' 28 t ;,, 0, 50 ~ ..... ..... "' ;,,... ..... "' "' u ~ ~ .,. ~ "' I u rr "'0:, "' :::, , 66' 66 .. EL M .~· I u ST 10~ ~ ~ l:;l ~ 66 I "'"' II-11 ... �Mixed Land Use A major problem confronting several areas of the city is that of mixed conflicting ]and uses. An example of this is the Niles Avenue area between Myrtle Avenue and Columbia Avenue. Such areas strongly contribute to deterioration of adjacent residential neighborhoods, conflicting traffic uses, and the retention of adjacent vacant land in present undeveloped state. A second example of mixed conflicting land uses, is the Silver Beach area, whose potential for development as a recreational beach front area is hindered by adjacent noncompatible industrial uses. MYRTLE AVE. . • - a.. .... : 11111111 11111111 ~ : ::: ::: : ::: BOTHAM : ······ · · AVE COLUMBIA AVE. , _l_l_LL l_J_l b:;d ___ L <:::. >-I::':t-:::: _ 1 I. I__I· II - 12 �Strip Commercial Development Strip commercial development along Niles Avenue between Petrie Avenue and the city limits is another PETRIE AVE prime example of a major development problem that has occurred within the city. Such development produces extensive pedestrian and vehicular traffic circulation problems. Pedestrian movement between commercial uses across Niles Avenue is extremely hazardous. The area's numerous curb cuts and inappropriate parking lot designs COLUMBIA severely limit Niles Avenue's traffic capacity and AVE . degrades the quality of the adjacent residential neighborhoods. GARD Langley Avenue between Mohawk Lane and Margaret Place is an example of a residential street with significant traffic volumes which is experiencing strip commercial development pressures. If strip commercial development AVE . HIGHLAND .·,-: It . . _~ ~ .-.---..:-. ~~;~~jf is allowed to continue along Langley Avenue, its eventual development will be similar to that of Niles Avenue. II-13 - �... Haphazard Commercial Development Uncoordinated commercial development is an inefficient use of land which produces a napid deterioration of property values. A prime example of haphazard commercial development in St. Joseph is the 11 Southtown area" bounded on the north by the Southtown Medical Clinic, the south by the Southtown Theaters and the east by Niles Avenue. This large commercial tract has been allowed to develop piecemeal with no consideration given or continuity within the development. The major defects of this development are: 1. Uncontrolled access to Niles Avenue via numerous curb cuts. 2. Incompatibility of architectural design in adjacent buildings. 3. Poor parking layout. 4. Poor circulation between establishments. 5. Wasted space. The lack of design in this development will needlessly add to the existing congestion on Niles Avenue and encourage thru-traffic intrusion into adjacent residential neighborhoods. The combination of these undesirable effects of haphazard development will lead to gradual depreciation of the area's property values as alternatively more desirable commercial sites are developed. II-14 �SUMMARY In 1974, the major land use in St. Joseph was residential and single-family residential was the major residential land use subcategory. However, during the past 20 years, the two other residential land use subcategories, twofamily and multi-family, have experienced the most dramatic increases in land area. The recent strip and haphazard commercial development that has occurred in south St. Joseph has had severe overall negative effects upon the city. II-15 �GOALS AND OBJECTIVES Goals 1. Generally maintain St. Joseph's present single-family, two-family and • multi-family residential mix. 2. Encourage orderly and logical development within the city. Objectives l. Curtail the recent trend towards conversion of the city's single-family residential housing into two-family and multi-family units. 2. Prevent further strip commercial development along the city's thoroughfares. 3. Develop stringent site plan review regulations and procedures. II-16 �g I I I. HOUSING Housing is t he heart of the community. Low quality and instability within a community's housing stock is extremely detrimental to its overall well being. The high proportion of elderly residents occupying large houses in the older portions of St. Joseph provides a potential for housing instability within the city. To maintain and improve the quality of the city's present housing stock it is imperative that housing related changes be closely monitored. CITY-WIDE HOUSING CHARACTERISTICS In preparation of the City of St. Joseph's 1975 Housing and Community Development application, a review of the city's Building and Inspection Department records was made to determine the condition of the city's housing stock. This review was supplemented by a windshield survey of the city, conducted by the City Assessor's Office. These two surveys became the basis for estimates of the quality of the city's housing stock. A '.'substandard housing unit" for the purpose of the city's 1974 Community Development application was defined as "any housing unit having one or more major structural defects or a multitude of minor defects causing the unit to be unsound for human habitation." The two structural condition surveys conducted by the city indicated that in the spring of 1975, there were app,oximately 199 substandard housing units in the city representing 4.6% of the city's housing stock. Sixty-six and 25/100 (66.25) percent of these substandard housing units were rental while 33.75% were owner occupied units. The R. L. Polk Profiles of Change Survey conducted in the summer of 1974 establishes the ci.ty's total housing count at 4,175 units. The R. L. Polk Survey monitors four housing characteristics that are critical indicators of II I - 1 �a city's housing stability. These housing characteristics are: 1. owner occupied versus rental occupied 2. single family versus multiple family J. vacancy rates (one and two consecutive yearly canvasses) 4. transiency rates Between 1940 and 1960, the city experienced a 62.1% increase in its total number of housing units. Expressing this figure in other terms, the city experienced an 87% increase in the total number of owner occupied and a 27% increase in the total number of renter occupied housing units. As indicated in Graph III-A, between 1940 and 1960 the number of owner occupied housing units in St. Joseph experienced a gradual but constant increase in total units while the number of rental housing units during the same time period remained relatively constant. This 20 year trend was dramatically reversed between 1960 and 1970 when the total number of owner occupied housing units in the city declined by 3.6% and the total number of rental occupied housing units increased by 26%. Owner Occupied and Single-Family Versus Rental Occupied Multiple-Family High concentrations of rental and multiple housing units versus owner and single-family housing units are not an indicator of housing instability ' unless they are accompanied by high transiency and vacancy rates. Of the c.j_!:J~S _to_t<!_l ~,_}_Z5 _u nits in 1974, 2,839 units were owner occupied and 1,336 were renter occupied, while 3,056 were single-family and l ,119 were multi·---- - -- family units, as illustrated in Graph III-B. . - - - ----- - These figures indicate that a majority of St. Joseph's housing stock are single-family and owner occupied units. I I I-2 �~ l Graph III-A 1940-70 HOUSING TREND FOR ST. JOSEPH 4,500 4,000 ~~ 3,500 3,000 ...... ...... - Units I w .... ••• .~ti••••••••••••••••••••••• 2,500 a•• ••• •••••• •• •••••• ••• ••• • 2,000 • ... ... ....····· / 1,500 ' ~r111r11r11111111rrrrr,,,,,,,, 1111111 1111111111 11111111111111111& ,,,,,,,,,,,,, ,,,,,,,,,,, ,,,,,,,,,, 1,000 1940 1950 All Housing Units A4m±SNi Occupied Housing Units r:-:".'.'n't'7\:ll 1960 1970 Owner Occupied Housing Units ..••••••• Renter Occupied Housing Units Source: U.S. Census 1r1111111111 J �✓ .A.:J .) ~-:( ~eighborhoods 1 :~ ,(} OWNER-RENTAL OCCUPIED AND SINGLE- ANO MULTI-FAMILY HOUSING UNIT DISTRIBUTION FOR ST. IN 1974 J JOSEPW~ ~ , AND NEIGHBORHOODS . ..-lo ('d t\ l"" 3 4 p ..:c·.. . ·, \._,c -lo · '(' ,.,,-~ ( V ·,J .i• ' ~ 'Y 6 7 . Graph III-B \;,.,./,_yk,'0 ~ \" . .f .,,,._, 8 10 9 11 14 13 12 Total City % 100 Owner Occupied :::::::: •:❖ :::;: :'.::::-· : : ~I 60 fl :::::::: :::::::: .:,:,:,: •:•: '•'• and j Single ~:) ~:~:~:~: !{ .•:-:-:-: •,·.•,•, ::::: :::::::: ·.·,•··· {if :::::;::: :-:< •,:- ·.:: Family jfj {(! ::::::::: :-:-:-:-: :;:~:~? Rental 20 Occupied and 40 ·~~~ i{f:..,. . MultiFamily 60 _:~t t{; -i(\1 80 100 / Owner Occupied~ Si ngl ' I am i l ..v ~ f:::::: :a.:.u.:::=·~ Rental Occupied~ M11l ti-F::lmily ~, ~ourc:P: R. I . Pnll<' lQ7 !1. �Vacancy and Transiency Rates High vacancy and transiency rates are two prime indicators of housing instability within a city. The R. L. Polk 1974 survey reported that there were 230 single canvass and • 41 two canvass vacant housing units in the city. "Singel canvass" vacant housing units are those housing units which were observed vacant in the 1974 survey, while "two canvass 11 vacant housing units are thos e housing units which were successively observed vacant in the 1973 and 1974 surveys. This represents a 4.53% single canvass and a 0.98% two canvass housing vacancy rate in 1974 (Graph III-C). Both of these figures compare favorable with a national average vacancy range of between 2-5% and 1-3% respectively. Between R. L. Polk's 1973 and 1974 survey, 28% (Graph III-C) of the city's housing units experienced a one year change in households (transiency rate). Housing units "experiencing a change in households" are those housing units ! I which were occupied by different residents in the 1974 survey than were reported in the 1973 survey. This figure also compares favorable with a 25-35% national average range of housing units experiencing a one year change of household. The city's low vacancy and transiency rates indicate a considerable degree of stability in the city's overall housing stack. HOUSING CHARACTERISTIC BY NEIGHBORHOODS Within the city's 14 neighborhoods, (Map I-E) defined previously in the study, 74% of the city's substandard housing units are located in the city's older neighborhoods (1-7), with neighborhood 6 accounting for over half of the city's substandard units. Neighborhood 8, lying directly south of 6, contains approximately 20% of the city's reported substandard housing units. This indicates a concentration of St. Joseph's reported substandard housing units in an area directly south ofthe city's central business district. It should be noted that these neighborhoods ( 6 &8) also contain the highest relative concentration of housing units. ITT �HOUSING • % 15 130 13 110 11 Transiency .._ I I . m 10 Rate t l ~ ~ ~ I]I~ r 9 Vacancy Rate ~ n ~ 7 one and two can vass 30 3 10 l 1 . rf1 )_ D I v,1 5 Transiency Rate I 17] 50 l J AND NEIGHBORHOODS IN 1974 % 150 90 . ...,_,, Graph I II-C UNIT TRANSIENCY AND VACANCY RATES FOR ST. JOSEPH I r~ r1~ rm 11~ · 11~ ·. rt· , ):_ , ___ 1 _: :_ 6 4 3 I I' 1 7 9 8 12 14 Total City Single Canvass Vacancy Rate ~ I I <:~ .. -i::,e·. ~ I n• T \ "',ol !· '"74 7 ~ wo Canvass Vacancy Ra' 1~ 1 t'--."'--.l �Owner Occupied Single-Famil_.Y._Versus Rental Occupied Multi_p.Je-Family Neighborhoods 11, 12, 4 and 13 have the greatest deviance from the norm in their comparative concentrations of rental to owner occupied and single to multiple housing units as indicated in Graph III-B. Neighborhoods 11 and 12 are made up predominantly of owner occupied single-family housing units while neighborhoods 4 and 13 are made up predominantly of renta'l occupied multiple family housing units. This high concentration of owner occupied single-family housing units in neighborhoods 11 and 12 is due to the fact that these are the city's most recently developed suburban residential neighborhoods. Neighborhoods 4 and 13 indicated high concentrations of rental type and multi-family housing units because neighborhood 4's housing unit count is dominated by Lakeview Apartments and Whitcomb Towers and neighborhood 13 has a high concentration of relatively new apartment complexes. Transiency and Vacancy Rates In the area of household transiency, neighborhoods 4 and 13, with their high concentration of rental and multiple housing units, have a large number of housing units which experienced a change of household between 1973 and 1974, 45% and 131% respectively. Neighborhoods l, 6 and 14 also experienced above average degrees of transiency between 1973 and 1974 with 34%, 34% and 36% respectively experiencing a change in household (Graph III-C). These above average degrees of transiency noted in neighborhoods l, 4, 6, 13 and 14 indicate housing instability only if they are accompanied by significant one and two canvass vacancy rates. At the time of the survey (1974), neighborhoods 4, 7 and 10 registered abnormally high one year vacancy rates, while neighborhoods 3, 4 and 6 registered abnormally high rates of consecutively vacant housing units in the 1973 and 1974 surveys. Neighborhood lO's abnormally high one year vacancy rate cannot be III-7 �considered a true indicator of housing instability because it is not substaintiated by abnormal rates in any of the four other critical housing indicators. This abnormally high one year vacancy rate can most likely be attributed to erroneous data collection or a freak combination of circumstances and therefore, for the purpose of this report should be discounted. III-8 - �SUMMARY When compared with the national averages, St. Joseph's toatl housing stock's transiency .and vacancy (one and two canvass) rates are presently at a normal percentage and the city's single-family versus multi-family and owner occupied versus renter occupied distributions appeared to be accpetable for a community this size. These facts indicate the city's overall housing picture is one of normalcy and stability. As indicated in Graphs III-Band III-C, neighborhoods 4 and 6 both have abnormally high transiency and vacancy (one and two canvass) rates along with abnormally high concentrations of rental occupied and multi-family housing units. Neighborhood 3 has abnormally high one and two canvass vacancy rates with relative normal transiency rates and single-family versus multi-family and owner occupied versus renter occupied distributions. This information indicates a critical potential for housing instability in St. Joseph neighborhoods 4 and 6, and to a lesser degree, neighborhood 3. III-9 �GOALS AND OBJECTIVES Goals 1. Maintain and improve the city's overall housing quality. 2. Maintain stability in the city's housing market. 3. Maintain the city's present housing stocks owner occupied to renter occupied mix. Objectives 1. Maintain a vigorous housing code enforcement program. 2. Monitor changes in the city's housing stock. 3. Curtail conversion of owner occupied single-f~n~ly housing units to renter occupied multi-family housing units. �y IV. ECONOMIC PROFILE Economic factors are important to a city in that they provide employment and income to residents of the city, which in turn is the chief means by which a city such as St. Joseph makes its living. The objectives of this section are to: l) Put St. Joseph into an economic perspective with the county, the region~ and the state. 2) Determine what the city's economic base industries are. 3) Give a brief review and analysis of the city's major industrial sectors. ECONOMIC INTERRELATIONSHIP The following is an attempt to identify the linkage between St. Joseph's localized economy and the county's, region's and state's. Table IV-A is a comparative analysis of how the region1 Berrien County, and St. Joseph successfully share in Michigan's productive activity, using such standard measures as value added by manufacturing, wholesale sales, retail sales, and receipts from services. By taking cross sectional readings of productive activity for the state, region, county, and city, and expressing them as a percentage of the larger parent area, and by taking them for different periods of time, comparisons can be drawn as to the relative position of each study area and each line of activity in relation to all the areas in that system and whether that position is improving, remaining constant, or deteriorating in time. *Berrien, Cass, and Van Buren Counties IV-1 �Table IV-A 1963-72 AREA INDUSTRIAL INTER-RELATIONSHIP FOR ST. JOSEPH Region as a percent of State Berrien County as a percent of Region St. Joseph as a percent of Berrien County 79.6 27.'3 22.5 25.0 Value Added by Ma11ufacturi ng 1963 1967 1972 2.6 2.7 2.9 77. I Wholesale Sales 1963 1967 1972 l.3 1.3 l. l 71. 5 80.4 71.1 15. 6 Retail Sales 1973 1967 1972 2.8 2.8 2.6 70.2 70.7 70.0 10.4 Receipts from Services 1963 1967 1972 1.9 75.6 71.8 73.6 18 .4 20.7 21.8 79.3 1.8 1.9 Source; TV-? 6.9 6.0 l 0. 3 7.8 ~ U.S. Census - �4 In 1960 St. Joseph comprised 7.8% of Berrien County's population. In 1970, that percentage had decreased to 6.7%. Therefore, comparative decrease in St. Joseph's percentage of Berrien County's total productive activity is expected. In the area of value added by manufacturing; from 1963 to 1972, the city's, county's, and the region's share of the state's manufacturing activity remained relatively constant. The city contributing 25% of Berrien County's value added by manufacturing in 1972, while only encompassing 6.7 % of the county's population in 1970, indicates that a significant proportion of the city's economic activity is in manufacturing. Between 1963 and 1972, the city's proportion of Berrien County's total wholesale and retail trade was substantially decreased. During the same nine year period, the county and the region remained relatively constant in their percentage of the state s wholesale and retail trade. 1 Between 1963 and 1972, St. Joseph's proportion of Berrien County's total selected service receipts had been constantly increasing. This trend is not comparative with any similar shifts at the county or regional level . • ECONOMIC BASE The economic base theory conceives the structure of the urban economy as made up of two broad classes of productive effort: 1) The basic activity which produces and distributes goods and services for export to firms and individuals outside of St. Joseph's economic area. 2) The service or non-basic activities whose goods and services are consumed at home within the confines of St. Joseph s economic area. 1 IV-3 �It thus seeks to make a distinction between productive activity which brings new money into the community (basic activity), and productive activity which simply recirculates money which is already there (service activity). The concept holds that basic industry is the key to the city's economic strength, and expansion in basic lines usually means growth in service activity and thus growth in the local economy. Economic studies, in the past, have utilized many different factors and methods for identification of the economic base of a city. The method utilized in this analysis of St. Joseph's economic base is a variation of an approximation technique perfected by Homer Hojt and employed in his study for the New York Regional Plan Association. This technique assumes that the population of a particular urban area consumes its proportionate share of the national production of goods and services and that all production in excess of this amount may be considered basic. Thus, basic employment in manufacturing is estimated by first determining for each standard census classification of manufacturing activity, its percentage of the city's total labor force and then comparing this figure with its percentage of the United States total labor force. For each line in which a city's showing in the employment ratio exceeds the U. S. showing in the employment ratio, the increment in excess is multiplied times the total employees in St. Joseph thereby giving the number of basic employees in that line. By similar analysis of wholesale and retail trade, finance, transportation, and other classes of economic activity, the technique estimates basic employment in each of these lines. Totalled, these estimates are used as an approximation of the basic employment in the city of St. Joseph . IV-4 �An analysis of the economic base of St. Joseph in 1970 (Table IV-8) indicates a significant degree of basic employment in durable manufacturing with a lesser degree of basic employment in wholesale-retail trade and services. The city's rate of total resident labor force employed in durable manufacturing is twice that of the United States. The city's major industries are a home appliance manufacturer, a rubber products company, an automobile parts supplier and an electronics industry. This concentration of durable industries within the city, makes its economy susceptible to fluctuation in national economic activity. EMPLOYMENT Employment of the labor force of St. Joseph is shown both by industry (Chart IV-C) and by occupation (Chart IV-D). In 1970 manufacturing employed 37% of the labor force; personal services 16%, retail trade 18%, and public services 18%. categories. The remaining 11% were distributed among miscellaneous While St. Joseph's total employed labor force decreased 1.6% between 1960 and 1970, the labor force employed in retail trade and public services increased 22% and 44% respectively. Employment by occupation shows the most gain in the sales, clerical, and kindred workers category, an increase of 9% from 1960 to 1970 and over 200% from 1940 to 1970. Service and private household workers show~d an increase of 8%, sales and clerical workers 3.4%. The greatest loss in employment were those of operatives, 7.7%; and craftsmen and foremen, 6.8%. IV-5 �Table IV-B 1970 ECONOMIC BASE INDICATORS FOR ST. JOSEPH u. Percent Em2lo_yed St. Joseph s. Basic Employment 0.92 Agriculture 3.70 Mining 0.82 Construction 5.97 4.08 Durable 15. 33 29.90 Non Durable 10.57 7.02 6. 77 3.14 20 .18 20.80 5.01 4 .31 26.22 27.28 5.48 2.55 Manuf~cturing Transportation, Comm., Utilities Wholesale and Retail Trade Finance, Ins., Real Estate Services Public Adm. Source: 697 30 51 U.S. Census IV-6 - -=::a=----iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiili_iiiiill_ _ _ _ __ �\. .... 1950-60-70 EMPLOYMENT BY INDUSTRY FOR ST. JOSEPH AGRICULTURE, MINI~G AND CONSTRUCTION MANUFACTURING TRANSPORTATION, COMMUNICATION AND UTILITIES WHOLESALE TRADE RETA! L TRADE PERSONAL SERVICES PUBLIC SERVICES OTHER INDUSTRIES (INCLUDING NOT REPORTED) 0 1~ 1950 400 Cillsill] 1960 IV-7 800 1200 1600 2000 Number of Persons Employed 2400 2600 U. S. Bu r ea �Chart IV-D 1950-60-70 EMPLOYMENT BY OCCUPATION FOR ST. JOSEPH PROFESSIONAL, TECHNICAL AND KINDRED WORKERS LABORERS, FARMERS AND KINDRED vJORKERS MANAGERS, OFFICIALS, PROPRIETORS, EXCLUDING FARM SALES, CLERICAL AND KINDRED WORKERS CRAFTSMEN, FOREMEN AND KINDRED WORKERS OPERATIVES AND KINDRED WORKERS ~ !:!:! : =~: =~: ~: i:::~:!:!~ =;:i:~ ~ !i ~ !=· i=~:~: ~:!:;:i=; =!:i=!: i:: =: =:!:~::: ~:!: = :~ = == = = ;\~1E:tA-'i:.\:;Ca~~£::~--::;::·:}.i:~;,;~: _: :~:f{~{:~'.:: SERVICE WORKERS INCLUDING PRIVATE HOUSEHOLD OCCUPATION NOT REPORTED 0 ~ 1950 200 400 60 800 1000 Number of Persons Employed Source: 1200 1300 - �• RETAIL As indicated in Chart IV-E, retail sales and payroll has increased consistently between 1963 and 1972, 35% and 47 % respectively, while the total number of retail establishments in the city has fluctuated. Even though within the city, employment in retail trade has increased 7.5% between 1960 and 1970 (Chart IV-C), the city has since 1963 continuously captured a decreasing portion of Berrien County's total retail sales as indicated in Table IV-A. In 1972 the city of St. Joseph accounted for 7.8% of Berrien County 1 s total retail sales while in 1970 encompassing 6.7% of the county's total population. With St. Joseph's above average incomes it is evident that the city is not capturing its proportion share of the area s retail trade. 1 MANUFACTURING Within St. Joseph between 1963 and 1972 value added by manufacturing has increased 138% and employment in manufacturing has increased 43% (Chart IV-F). During the same time period St. Joseph s percentage of Berrien County's total 1 value added by manufacturing decreased from 27.3% to 25.0% and between 1960 and 1970 the number of St. Joseph residents employed by manufacturing industries increased by 14%. This indicates that the city's expansion in manufacturing is not keeping pace with that of the county's and that a significant portion of St. Joseph 1 s new manufacturing jobs are being occpied by non-residents. SELECTED SERVICES The total selected service establishments and receipts in St. Joseph between 1963 and 1972 has increased 47% and 195% respectively (Chart IV-G). This trend is substantiated by a constant increase in St. Joseph's percent of Berrien County's total receipts from services between 1963 and 1972. IV-9 �1958-72 RETAIL PAYROLL, SALES, AND ESTABLISHMENTS FOR ST. JOSEPH 4,500 190 4,000 •••• •••• •••• •••• •• •• •• •• . ..... •• ...... •• ...... ...... •• ...... •• ...... •• ... •• . ..... •• ...... •• •• ............ •• ...... • ...... Payroll ($1 ,OOO) 3,500 ...... and I ~ Sales ($10,000) Chart IV-E 3,000 ,••••••••••••• c ....- 2,500 ,,.•...........•............. 180 170 Establishments 160 ...... ............ ...... .... ~........ ,..... .... 150 2 , 0 0 0 - . _ _ _ - + - - - - - - - - t - - - - - - - - - ; - - - - - - - ; - - ~ -140 1958 1963 1967 1972 ....... Retail Payroll " Retail Sales 111111111111 Retail Establishments Source: U.S. Census �- l 1958-72 ~~NUFACTURING EMPLOYMENT AND VALUE ADDED FOR ST. JOSEPH 7,500 t 7,000 t 6,500 + / ;;; "' :"'"' "' +160 ."'.: ..: I IV-F + 180 . I Chart +140 : "' "' 6,000 ..... < I ..... ..... Employment 5,500 5,000 + i : "' :. : "' I l / + r20 ;. "'"' f +100 "'"' . ,,,,,,,~ I Value Added ( l , 000, 000) + 80 ,,,,,,, ~,,,,, .... 4,500 ......... ..... ..... ..... ......... ...... t + 60 ...... 4,000 I ,......... I 1958 I 1966 19~7 ,tn Employment I 40 Value Added Source: U.S. Census f'llllllllllllllll J �Chart IV-G 1954-72 SELECTED SERVICES ESTABLISHMENTS AND TOTAL RECEIPTS FOR ST. JOSEPH 1701 I 160 I 130 _. N Establishments 120 ! :l + + +12 +11 : t9 .: I t 7 ,,,,,~ ,,,, ,..,, ,,, ,,,,,, ,,11111111111111111•' 70 Establishments 1954 1963 1967 Total Receipts (1,000,000) +8 .. .. I I +10 : : .: I 90 + 80 .:: /! 110+ 100 :l I 140 + <I 13 :: 150 + ..... r4 + 6 -t 5 4 1972 Total Receipts So~-.ce: U. S. Census 11111111111111111 �y Between 1960 and 1970 the number of service workers excluding private household workers within the city increased by 19% indicating a trend of the city becoming more of a service oriented community . • IV-13 �SUMMARY Within St. Joseph, manufacturing has always been and continues to be a most important economic sector in relation to economic base and employment. From 1963 to 1972 wholesale and retail trades economic significance decreased substantially while during the same time period the economic significance of selected services experienced a gradual increase within the city. IV-14 �GOALS AND OBJECTIVES Goals 1. Strengthen the economic base of St. Joseph. 2. Provide 'adequate job opportunities for St. Joseph's residents. 3. Increase St. Joseph's tax base. Objectives l. Maintain downtown St. Joseph's retail position within the region's market 2. Provide adequate opportunities for industrial development within the city. IV -15 �a:; V. PARKS AND RECREATION A public r~creation system, itself, has two main ingredients: facilities. programs and This section will be confined to a look at St. Joseph's existing facilities and future facility needs. Meaningful planning for recreational facilities must, however, be strongly related to planning for recreational programs as well. Guidelines for Recreation Lands In order to compare existing and future demands for facilities, a set of standards must be used. and not steadfast rules. These standards should be treated only as guidelines A wide variation between types of recreational facilities and community needs can be adequately considered with proper use of comprehensive guidelines. The following table is a set of guidelines used for St. Joseph in determining the adequacy of the city's existing outdoor recreational supply. GUIDELINE FOR RECREATION LANDS St. Joseph, Michigan CLASSIFICATION SERVICE AREA ACRES/ POPULATION SIZE (ACRES) Playground/Playfield Neighborhood Park ½ Mile Radius 5/1 ,000 2-20 City-wide 5/1 ,000 20 or more City-wide Park V-1 �Playground/Playfield, Neighborhood Parks, are relatively small units intended to serve residents within walking or bicycle distance of the facility. Play- grounds may include areas of play apparatus, informal play space, sand box, and wading pool. facilities. It is not necessary for each playground to have all Playfields include open areas relatively free of trees, fences, and other obstacles and should be large enough to support one or more football or baseball games. Hard surface areas should be at a minimum. City-wide parks should serve the entire community, providing all facilities of lesser classified parks as well as unique features such as bandstands, natural areas, picnic shelters, playfields, tennis courts, and swimming pools. In that city-wide parks serve the purpose of a neighborhood park to adjacent neighborhoods, 20% of the city's city-wide park acreage should be used in computing the total required neighborhood park acreage. A comparison of Table V-A with proposed guidelines for recreational lands indicates that St. Joseph with an estimated 1975 population of 11,330 presently has sufficient recreational lands to meet its present recreational needs. The distribution of these lands throughout the city, also appears to adequately meet the needs of the city's residents. In Section I of this report, we indicated that the population of St. Joseph is anticipated to remain constant through the year 2000 . This anticipated population stability will curtail the need for future significant acquis i tion of land for recreational use. Therefore, a majority of St. Joseph's future public expenditures in the area of recreation could be directed toward development of the city's existing recreational lands and the acquisition of unique recreational sites. V-2 �;:g Table V-A INVENTORY OF PARK AND RECREATIONAL FACILITIES FOR ST. JOSEPH 1975 Size (acres) Classification and Name Special Uses Playground and Playfield - Neighborhood Parks Botham Park 0.5 Playground, Tot lot Dickenson Park 8.4 Playfield, Passive Lions Park 13.4 Playground Point Park 0.3 Passive Whittlesey Park 2.7 Playground Ice-skating ( 25.3) City-Wide Parks 8.2 Bluff Park Kiwanis - 19.2 Lookout Point Park 0.8 Riverview Park 112 .8 Tiscornia Park 16.9 (157.9) V-3 Bandshell - Ornamental, Passive Playground, Playfield Tennis Scenic, Passive Playgrounds, Playfields, Picnic, Boat Launch Beach �Recreation and People Many considerations affect the need for recreational programs and facilities in a community and the form these facilities should take. The most important of these considerations are those factors relating to the people the system is meant to serve. Among the characteristics of people that affect their need for public recreational facilities are the following: 1. Age The amount and type of recreation people pursue is related to their age. Younger people tend to participate frequently in a wide variety of active pursuits. The older population, on the other -hand, tends to participate in fewer and more passive activities. It must be recognized, however, that recrea-tion is not only for children or young people. People of all ages participate in recreational pursuits of one sort or another. Planning for public recreation areas is not, therefore, just a matter of providing a few parks and plaugrounds for children. It means planning recreation areas for people of all ages that are well related to their very different needs. 2. Income The number of recreational activities people pursue is related to their income. Generally speaking, the higher the income, the more numerous are the recreational pursuits. 3. Education Education affects participation in recreationa in much the same way as does income. The higher one's educational attainmen-t, the more numerous, generally, are his recrea-tional pursuits. 4. Occupation The number and variety of leisure activities are related to occupation and occupation prestige. People in work with higher occupational prestige tend to engage in more varied and active recreation. 5. Mobility People with greater mobility tend to be more ac-tive recreationally. People with more restricted mobiU·t y (the elderly, for example) typically participate less often in recreational activities. - �4!!!!4 !• I [I i To meet the needs of people with widely differing characteristics, and thus widely differing recreational needs, a complete park and recreation system must be composed of properties that differ in function, size, location, • service area, and character of development. The .1974 R. L. Polk survey, discussed in Section I, Table I-D indicates that there is a concentration of one person and retired households in neighborhoods 3, 4, 6, 7, and 8 (Map I-E). The survey also indicates a high concentration of households with children and households with five or more persons in neighborhoods 10, 11, 12, and 14. In the area of income distribution, the data indicates a concentration of above-average income households in neighborhoods 1 and 9-14 and below-average income households in neighborhoods 3, 4, 6, 7, and 8. These and other neighborhood demographic characteristics should be taken into consideration when developing the city's existing and future park facilities. V-5 �SUMMARY An inventory of the city's existing recreational lands indicates that St. Joseph has sufficient acreage for its present and projected populace's needs. However, there are unique scenic and recreational sites within the community such as Silver Beach that could be acquired and preserved for public use. Development of the city's recreational lands should be tailored to the unique demographic characteristics of the city and the surrounding neighborhood J needs. V-6 - �GOALS AND OBJECTIVES Goals 1. To insure the provision of adequate and suitable recreational opportunities ' to all residents of St. Joseph. Objectives I- l. Preserve for public recreational use, St. Joseph's unique recreational sites, such as St. Joseph River frontage, Lake Michigan beaches, and Lake Michigan scenic vistas. 2. Provide recreational facilities that fit the unique demographic characteristi of the city's neighborhoods. V-7 �VI. PUBLIC FACILITIES AND UTILITIES Water Supply and Distribution System The City of St. Joseph owns and operates its own water supply and treatment facility, which is located approximately 6,800 feet southerly along the shore of Lake Michigan from the outlet of the St. Joseph River. Since 1971, the city has also contracted water services to the "Lake Michigan Shoreline Water and Sewage Treatment Authority" which covers Lincoln and St. Joseph townships. The plant is presently undertaking an expansion program which is anticipated to be completed in January of 1976. The following description reviews the plant as is anticipated to operate after the above mentioned expansion is complete. Raw water for the plant is drawn from an intake crib consisting of four 7-foot diameter steel funnels extending five feet above the lake bottom, and located about l ,500 feet from shore. Water is brought to the low-service pumping station through a 24 inch diameter concrete intake pipe and chlorinated at this point. At the treatment plant, the low-service pumping station has a normal capacity of 20 MGD (million gallons per day) and lifts the water to the plant for treatment. Preliminary treatment is provided through three accelerator upflow basins in parallel with a conventional mixing and settling tank for backup use. Following settling, twelve rapid sand filters filter the water after which the water is stored in two ground reservoirs and deliver it to system pressure. The system also includes a 750,000 gallon elevated water storage tank located north on the bank of the St. Joseph River. The St. Joseph plant is rated for 16 million gallons per day. For short-term overload, this plant could handle up to 20 MGD without seriously impairing the VI-1 �Table VI-A PAST TRENDS AND PROJECTED DEMANDS FOR ST. JOSEPH WATER TREATMENT PLANT Year 1965 1966 1967 1968 1969 1970 1971 1972 1Yl3 1974 1975 1980 1985 1990 1995 2000 of City St. Joseph Max. Day MGD "AUTHORITY" Max. Day MGD 6.871 7. 159 7.494 8.523 8.655 6.792* 9.646** 9.900 10. l 00 10.200 10.300 11 . 000 11 .300 11 .400 11. 500 11. 500 0 0 1. 270 2.780 4.520 4,710 4.900 6.600 8.300 10.250 12.200 12.200 Total MGD 6.871 7 .159 7.494 8.523 8.655 6.792* 11.916 12.680 14.620 14.910 15.200 17.600 19.600 21.650 23.700 23.700 *Low figure due to Whirlpool Corporation being on strike during normal period of heavy demand. **Maximum Day 1971, from Period l/1 thru 6/30. City of St. Joseph - Maximum Day Demand _ 11 Author1ty 11 Maximum Day Demand Source: Consoer, Townsend and Associates Consulting Engineers .... VI-2 �ru . ~ ...... S' n~~~~~~~~~~~~~~~ -I I~ __._.,,..J_____, __ ) CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN h• 'I- _ ··~· .JL - _qi -11 , /&- - ~~I /\\ IIfJ WATER DISTRIBUTION SYSTEM l~ / .~ ( :l •,,/,,fj :"·... ' : · . . I.. LEGEND : Existing Mains '-'\ "-:..· '.·\ l I 11 . -•: , , ! ~ ~ (!) ' ~ (J ~ ' < 1,~ I w '-., ~ ~ ~ " /'!" 'N Soutt1MNlllam Michigan Reglonel Plenring Conwnisaiont;.,;-- + - - - - + - - - + - - - - ~ ,_ _ _ _ _ _ _ _ _ - • " 'I ' 1.-----~ 2007 ~ Slnlel · SI -"""Ill\ Micnuon ~ · .....,.,,,. ti16/98.l 15"9 .... c--....w---..-~.......... �I - quality of the treated water, however, its present intake quantity is limited to 16 MGD. The estimated demand schedule (Table VI-A) prepared by Consoer Townsend and Associates, consulting firm, indicates that the St. Joseph plant will require I - I expansion to 20 MGD capacity by 1980 and a further expansion to 24 MGD by the year 2000 . • ' The city's present water distribution system (Map IV-B) is reprotedly adequate with a few isolated pressure problem areas caused by four inch lines. As part of the present plant expansion program, a thirty inch transmission line was constructed between the plant and a twenty-four inch line on Lake Avenue thereby boosting the water pressure in south St. Joseph. Sanitary and Storm Sewer Systems In 1951 the Cities of Benton Harbor and St. Joseph jointly constructed a sewage treatment plant located in Industrial Island in the St. Joseph River. The original plant was designed to provide primary treatment capacity for 8.0 MGD (million gallons per day) daily average wastewater flows, and secondary treatment for 4.0 MGD. To quality for federal and state funding assistance, the cities agreed that the plant was to serve as an area-wide facility extending services to the contiguous communities and areas beyond the present cities' limits. To facilitate the area-wide concept, Berrien County was established as the planning and funding agency for wastewater treatment for the two cities. The recently completed additions were provided to increase the treatment capacity of the plant and upgrade treatment to comply with current pollution control requirements. VI-4 �- - - ,, CITY OF \ SAINT JOSEPH BERRIEN COUNTY MICHIGAN SANITARY AND STORM SEWER SYSTEM _-.~·-----: 1.~ :::--.. ;:.,~~~~-~l It r~ ~~ LEGEND: Existing Santary Sewer Mains I/;, •• ············· Existing Storm Sewer Lines ~ Combined Sanitary-Storm Sewer Area ~ Storm Sewer Separation Program Area H (( '- .. -( ' "'\ ...... i1i~~ :\ I•~ I 0 ' \1 i:' - \ ~ " I,-~....' ) I ••• . t f, If ~ I ,,J I I ~ ~ t ' (J ~ ' ~ I V, '.--.°I]. ~ ' IL 1; ~-L■ ••·\ . _ '!lf. : 11 ·• 1- \\r,:,i .#...•.•.. .....: ........ \~ " I ~ -- , I I I I I I I I I I <8 Southwaatiem Michigan Regional Plmnng Convnission / /1\,,, ,. . ,. ,,-~, I I I I I I M" I "-----1 • 8 'lOOT°'""°'1~-Sl~. Mlci'qV1"9085 · ~6l6/98J15.:'9 ..... ,...,..c....,w__ .... ,_c- _ ..... ...,_ ~. , .. __ ,, --•tNllt , ~ :.,,,-;:;,.- ~ f l ~: :,; ~ •~ ~ ~ �The present wastewater treatment plant is of the complete treatment modified activated sludge type (Kraus Process) with separate sludge digestion, chemical treatment fpr phosphorous removal and sludge de-watering by vacuum filtration. It is designed to provide capacity for an average daily wastewater flow of 13.5 MGD during the canning season, with a maximum daily capacity of 19.5 MGD. Peak hydraulic capacity of the plant is 24.0 MGD with one of three raw wastewater pumps out of service. The majority of the sanitary and storm sewer lines located in the older portion of St. Joseph (Map VI-C) are combined, thus allowing storm water to enter sanitary sewer lines during times of storm and causing sporadic overflow discharges. In the summer of 1975, the city initiated a storm and sanitary sewer separation program on that portion of the city's combined sewers west of Main Street. The total project entailed the construction of 10,000 lineal feet of storm sewer line. At the time of this writing, approximately 1,000 lineal feet have been constructed. The more recnetly constructed storm and sanitary sewer lines in the southern portion of the city, are not combined. The size of the sanitary lateral lines in this portion of the city are reportedly adequate, however, the continued southerly growth of the city has caused this area's sanitary sewer trunk lines to become inadequate (under-sized). This urban growth has also produced inadequacies in south St. Joseph culverts. Municipal Buildings The St. Joseph City Hall, which houses police department, fire department, and most city offices, is ideally located for its functioning. There are several limitations, however, to its continued adequacy as to size and arrangement. For example, nearly every available space within the building is being used, there is inadequate parking, an d the building is quite old. VI-6 �The near future will probably see in increase in the number of functions that the city will be called upon to administer. This may necessitate the long range need for additional space for city administrative offices. The recent years have seen extensive development on the southern portion of the ·city and adjacent township. This area's proximity to the city's sole fire station indicates that long range alternatives should be considered for the ~ provisions of fire protection to southern St. Joseph. The city's recently constructed library is an excellent facility which is ideally located in relation to downtown and has adequate land for future expansion. VI-7 �SUMMARY The City of St. Joseph's water supply and distribution system and sanitary sewage treatment facilities are adequate for the city's present and future • projected needs. However, its sanitary and storm sewer collection systems have a number of deficiencies for which the city has correctional measures underway. The community's municipal buildings are adequate for ~ts present needs, however, demands upon the city services may necessitate additional municipal space in the future. VI-8 �GOALS AND OBJECTIVES Goals 1. To insure the provision of adequate public services to meet the future needs of St. Joseph. Objectives 1. Elimination of all combined storm/sanitary sewer lines within the city. 2. Replacement where feasible, of undersized sanitary sewer trunk lines and - I storm and culverts in south St. Joseph. --1 VI-9 �r VII. TRANSPORTATION SYSTEM ANALYSIS Transportation in the United States is entering a new era. • Two important components of this era will be continued sensitivity to the natural and human environment and the concerns for conserving energy. Given this changing climate it is more important than ever that transportation facilities be in harmony with the environment and the communities of which they are a part. To have transportation shape land use is no longer necessary as it once was. Whereas, previously land could only be developed within transportation corridors, now land can be developed using other criteria and the transportation system can be designed to serve that criteria. Nevertheless, the coordinated interrelationship between land use and transportation patterns is still important as can be seen by the following examples: l. Transportation enables land to be developed. property is crucial for development. Access to Traditionally, localities encouraged construction of transportation facilities because it enabled them to expand their tax base to finance community service. For example, a prime tool used to attract industry has been to extend rail service into industrial parks within a community. This extension of transportation service enables more diversified industrial uses to be attracted to a community s 1 industrial park. 2. Highway and traffic can stabilize or change existing land uses. Limited access highways can stabilize existing land use since access is limited to interchanges. Limited access discourages strip commercial development while it encourages clustered commercial development at interchanges. VII-1 Although new highways �' -, may precipitate change toward higher density, once the change occurs the land use will usually change less along the limited access highway than along unlimited ones. 3. Land use can impair the efficiency of streets and transit. Streets designed to serve a certain traffic volume can become inefficient as land uses occur that create poor traffic conditions such as frequent left turns, double parking, or lines of cars waiting to enter a parking lot. Highway systems are also affected when unplanned land use changes occur such as when a regional shopping center is located along streets designed to serve smaller volumes of traffic. 4. Land values vary. Undue profits to property owners adjacent to freeway interchanges and improved roads are well known to the public. Value can also be negatively affected if noise, congestion or safety hazards exist especially in residential neighborhoods. These brief examples of the interrelationship of land use and transportation are intended to prepare the way to provide a better understanding of how transportation systems can be used to achieve community goals and objectives. USE OF EXISTING STREET SYSTEM This section of the report will be concerned with providing a better understanding of the existing transportation system within the city of St. Joseph, and determining the patterns and trends of all types of transportation within the city. This evaluation of the existing transportation system and the examination of various types of transportation are intended to illustrate not VII-2 �r only the interdependence of transportation and land use, but also the interdependence of all communities within the Twin Cities area . • There are considerable fluctuations in the volumes of traffic between the different months of the year, the different days of the week, and different hours of the day. But for our purposes, we will use the results from the 1972 Origin and Destination Survey prepared by the Michigan Department of State Highways and Transportation for the Benton Harbor and St. Joseph area. The traffic flow patterns within the area can be termed unusual. This is due primarily to the locations of two downtown retail and employment centers located directly across from each other and connected by two bridges. Hence, an "hourglass effect" takes place with high traffic volumes showing significant increases as you approach the St. Joseph downtown business district from either a southerly or a northerly direction (see Map VII-A). Increasingly heavy traffic volumes were found to exist in excess of 20,000 vehicles per day on Lake Shore Drive, Main Street, Niles Avenue and Napier Avenue within the city. Today, St. Joseph's highway system is plagued with various deficiencies as a result of heavy traffic build-ups on existing arteries. This condition is best reflected on the 1972 Street Network Map which shows the sections over a level of "C" capacity. It is important to keep in mind what is meant by the level of 11 C11 capacity because a road which is over the level of "C" capacity does not necessarily suddenly stop moving. As defined by the Highway Capacity Manual, there are six levels of service from A through F and the "Level of service C is still in the zone of stable flow but speeds and maneuverability are more closely controlled by the higher volumes. Most of the drivers are restricted in their freedom to select their own spged, change lanes or pass. A relatively satisfactory operating speed is still obtained, with service volumes perhaps suitable for the community." VII-3 �I I 1 I ; I I. I / \ I z •! • I • ¥ jI fl :c c.. w en u.O 0 -, >C L() r- >z~ (.) <.'.) Z I lJ.J (.) - (/') r ~ i LU CI) ~IL J I1ji'~ - z era: <t - ::)Z 0 <1: li CL <t ~ ~ g ==:£ z ,=;;;;;;::;;.: I LL -LLu LL <r .._a:: C\J fn Vll -4 dI • i : �Essentially, the streets where problems occurred in 1972 are along major routes situated in the city as follows (see Map VII-8): Facilities Oto 25% over the level of 11 C11 capacity include: 1. Main between Niles and Port. 2. Wayne on Industrial Island. 3. Broadway between Wayne and Court in St. Joseph City. Streets which are 25% to 50% over the level of 11 C11 capacity include: 1. The short stretch of Wayne between Port and Morrison Channel. 2. Hilltop between Cleveland and Niles. 3. Cleveland between Hilltop and Hawthorne. Facilities which are 50% or more over the level of 11 C11 capacity include: 1. The bridge over the Morrison Channel. 2. Napier from Langely to Niles. These high traffic volumes in turn, have an adverse affect on adjacent residential communities, since the users of the transportation system tend to look for the path of least resistance to reach their destination (see Map VII-C). As we can see by the major street network, which was derived from the traffic flow study, the basically residential streets of South State, St. Joseph, Langley, Highland, Kingsley, Wolcott, Lakeview and Morton, have filtered into the major street network to provide relief for the over capacitated arterials within the city of St. Joseph. This overflow of automobile traffic onto residential streets has an adverse affect on adjacent property by negatively affecting the neighborhoods with noise, safety hazards, and pollution. These negative impacts tend to have an adverse affect on residential neighborhoods, making them less desirable to live in. *SMRPC analysis of area. VII-5 These adverse affects may not be obvious �CITY OF SAINT JOSEPH BERRIEN COUNTY M ICHIGAN 1972 STREET NETWORK LEGEND 111111111111111 ----•• • ••• 00 to 25% over capacity 25 to 50% over capacity ✓ / \_,,;:,.f✓,:!ll_.. 50%+ over capacity 1 , - .~- I Hf J ~; 1 _· - II - /4'- I /J j,z /1 /. , , /, J..$ 7 I/ /fJ/ _.$1 _jj/ // //, ❖- ,J I; /(. 1., r } / / ✓, ' $ ,zr~r..Fru: "-,,_,. -· ,, I [_ J[Jl]L.,,,..... L"9c ~ [ , ~ ·oE~l .. c_- l I .,_ 't: - 7:t'J ~.1 I 0- ' I 'I : 1 \ .. I / :· . . Lo • , f· \ I -· ' A I I 11../ I1-, IIi ,.. , · f / Cf lI l1-,.," .. ~ ~' l ~ 1- ) 1. 1/1 ... Uw illJlll l -- l LJ ul . . ,' _I !II . JI.In~~ !LJ_J LJ l..J [] L~ [. -J Lu . -··.JIl....:::: - ;H w fj-:=)~" < ' , Ill r ~ ,_ JL..J -~·~ ' ~ . -~ -- tJ[ -· : G._] (.) . -·. , ~ \i \\ ,~'~ . 1~ ,1rt.., '•· \ ' , '~s. l~J[Jciu· 1, ~[ :i:-: 11. •111,~J ' ~ l11,. JI . ':,.· , .( \ r. '-1~·IL...,, :~·.~/-~-;~f .· it - lI -· J 7[ -_.._ ] ~• ( .. •• :-· ~ \\.\ \ ·1 ' _. W\~ l ll[_,_ .]I -, J [_. -· [_ ~ / t / ~- / / l ' I ~l[ )[_ ~11f 1 / I ... . ..... a •. :;.r.~·~. ' r//4~'t ////t:,1.,j// ,.J'/1 I~ I(,, I ~ ~I( 1.' ~ I, " ~ J/1/ /1,, ,.I rSJ~ 1/ ~.:;r } ·· / '·~~; . tVFR [ff$~r;_ I ~ l- i-_ . I,-· " f ·1 ~r-7 ~ ,, -~ ' )f·.'' ~\ \~ : -, \ ),:;, ~ \~ (9 ~ 1' 1- I" 1·-· N Sc:JuthMMlm Mlchlgm, Regional Plerri,g Cot•-•--• "( -------- -- 'I . ' ' I._ _____ •I Mft 'l9fJ1 o.-,,, ~ · SI ~ Mcttgen '9065 · Tolol]hcl-.. 616/9631529 ... -c-.• . . _c-_ ...... ~ " - J �I I l l I II I. I I z d •! ; I ; i • I • II !h I. I I I I I :::c I Q. UJ >I- .I (/) II 0 u.. 0 -, >- I I I- u 0 ~ ~ Z I UJ (.) a: UJ CD - - ~ ~ cno r- _J W LL I -~i··· o·.. w 0:: 0 r(f) LL LL LL <! . •' 0 0:: I I ~r0:: ~- r- 0 wZ z er I I I ___________ JI _J 0~ I -- - -- -- - - - --, I / I ,:J / (.9 0.. (.9 z -z j j z (/) r"\ I 1 u I- a: -<! I I z :) z I- CfJ> - 0:: CJ (f) w ~ t,, v11-1 �in the city today, because of its relative stability. However, a general downgrading of residential neighborhoods can be predicted and is taking place as traffic flows continue to increase unchecked. FUTURE DEMANDS ON THE EXISTING TRAFFIC SYSTEM In the second phase of analyzing the traffic system for the St. Joseph area, travel volumes have been generated from the year 2000 Socio-Economic Data and imposed upon the 1972 existing street network plus any planned construction projects that are committed for the St. Joseph area. Projects which were added to the 1972 system include: 1. Replacement of bridges across the St. Joseph River and Morrison Channel with widened approaches and crossings on Wayne. 2. Hawthorne and Lake Shore widened to five lanes at intersection and install a traffic light. 3. Hilltop widened to five lanes from Lake Shore to Niles. 4. U.S. 31 relocated. 5. I-94 BL section relocated between Hilltop and I-94 along the I &M power line and abandoned railway right-of-way. With the projected year 2000 traffic on the existing and committed system, the following facilities show a need for future improvement (see Map VII-D): • Facilities Oto 25% over the level of 11 C11 capacity include: 1. Main between Port and Pleasant. 2. Blossomland Bridge across the St. Joseph River. Streets 25% to 50% over the 11 C11 level capacities include: l. Hilltop between Niles and Cleveland. 2. Niles between St. Joseph and Pleasant. Streets which are more than 50% over the level of C11 capacity on the existing network include: 11 l. Cleveland between Hilltop and Hawthorne. VII-8 �) ) CITY OF SAINT JOSEPH BERRIEN COUNTY MICH IGAN EXISTING AND COMMITTED STREET SYSTEM IMPROVEMENTS FOR THE YEAR 2000 LEGEND ••••••••••••••••••••• ------• • • • 00 to 25% over capacity 25 to 50% over capacity '"] • ··· :l~--"-~~Jl 1r • • • • • 50%+ over capacity r;,~v~~ ✓~ ~~ I ,,- /7, / ;,( ' 'v'[ h' , '. r>l'd~.- ~1e~~-· l · D ! . . lJ r;~h,,:. 11/'-y~ C /~~~ ~ 1 ✓,,_ •• . •• , .. _,,, - I "' / ~- •/l - VER ., , / ' '"\ ; -' ur ~. . -,:::::.--. ' ,,("~--. 0 , .: ~7,~ ~ -4, - .. "-·-~ ......... 0,~~ -~ ½'('. ' . K;, ( (:1. /4 M /, " . ~ , ' - ,~ 1 . ' ,. " /.J7~' " 1/4'J/4/, 'C\.· ;! ' ,, . ' ., . \ . ' J;;/{)!.,if/l);/# 1l\\ V\_ ~. \ ·. ~~-I, . /~ ;J;; ··:·:YI I •-!(\~ / V('_v, ,f;Vt -~ /i /li, . 1/"~!r .~/ Jl~,¥ z 1/2 , 1~s, . \'' ✓; 1/"./4.... "'-I'/ ''," • /(, .,/' _/i ;;Y ·fl~ y~r.· L.. /,' u •-,..,_,'A 1; ,~J/ ·~ /, /( J /' J L rlt ! - (:t;, ;,,__ 7 ~ ~ ' ~ I;.) ~ ' ' ~ . JI1- l l - 11 -. ..- I11 ... 1J.: ;· Lr · - lr-...,_,, ._,. [:...,. • ,, · 1/I II /J r 1:,,.,,_7 - . lr~-'-, I 11 . : - ,---=- .. .l QI 11·-:'::. 7 1.- . . ~.J[ .1[ .... . 7 • ~"-...I GJI """' • ! ,, ,, . : ___ :'. I .. . ! ,, • I • • L . .. _.. - ..~.. - q\i I , .-. . ~ ,\_ . \\ .JA ~ fn[11.... J ". :_::7[. -i~)~~~) 1r 111 ·-- __]J1J~~J/2 -~4 ' !. ~ ' li ~l rr.. ]L.".J I· I ~- ll -· . .. I . : ·-r '!LJ[] .,. ,. .,. J . n. --[ } -- ,• --7· ~~~- ,_7J ~ -~·~-ir].: - ' ~. ~ L ~[ 1 " 1 - ,.._;,( Il~..,.;·.-_ --:X1f!"·l/ . ,.. ,' [ Jfll . ,,__ . ~r:~ 11[1[7 . ,r,i';iLf r::. - . _ 7n[7 u.1 l rr: ·.'~ b~Jl~dn=-_j=.::?r· ~c . . . ,J~;~:~: ' . ·' . . ' . ,o ........... . :: '· / ., 1 ·l!-~i,-----.r-~il:n□ I~ )G''r I 1\ < I~ I -0 ,\ I 'v \- t , . , . , _ (8 ===~l-:7~ -· ~ " N I I I ......... ..... ..,.,_c..._....,...,.,,.,.,.. I -(" • ••,.u, " I �2. Napier from the St. Jose~h River to Niles. These are the probable problem areas that the community will be confronted with within the next 25 years. Generally, these problem areas are located within neighborhood analysis area numbers 4 and 12. I These areas are the large commercial and service areas adjacent to prime residential neighborhoods within the city of St. Joseph. The expected job growth in areas 4 and 12 is generally the reason for existing and future problems in the city. TRANSIT In general, transit improvements are alternatives to highway expansion. Beyond that, improved transit can also improve air quality and decrease energy consumption, but it is an expensive proposition because of door to door travel times, marketing, public relations and so forth. To compete with highways, transit systems must be developed to provide fast and convenient service between the home and the rider's destination, and at the same time must produce a reasonable cash return for operating expenses. In late 1973, city officials from the Twin Cities area expressed an interest in participating in a new state-sponsored transit program called "Dial-A-Ride Trnasportation" or DART. These discussions led to the planning and the implementation of a Dial-A-Ride system service throughout the Twin Cities area. As a result, the incorporation of the Twin Cities Area Transpor- tation Authority came effective on July l, 1974. For the first six months of operation, door to door Dial-A-Ride service was available in the 15 square mile central core of the Twin Cities area. An origin and destination study of the bus riders was conducted during the first four weeks of the Dial-A-Ride service for the St. Joseph, Fairplain, and Benton Harbor zones (see Map VII-E). Information on the average DART day was compared to personal trip da t a for the same areas as recorded in the 1972 Origin and Destination Trip Study (see Chart VII-F). I/TT 1 " �TWIN CITIES AREA ( I - . . ..... ~ M , I DIAL-A-RIDE ZONES " ZONE BOUNDARIES ~ "'BEtfTO lo H ' t.Ra . •'ST. JOSE , ~~~~ ~ ~-• ,.,::...._itl:t~ ~~~~ .~,~~~ 't.1:-LS:':t~~ I ,.-.+-~1~1:··J S _,+J-~:~~=~~:I-~- "" "' . "' {/ ' -:_:%~Cf.=?~I ' - -- /. I ,, ... .' -~-P= __,, ,~:::'- ';:, ·' ' \ - , :·:·:/ . . -- ,'. ' : . \' ~ : . ' ,, •• . :·j - r; I :: !"'·'" I • - "::_... ' ) 1 '. , --!' •' . - , c. : ) , -.,L . //,...-. i· '.. ' . c'=· } . D •r. ,: •!.o (•fJ.~1--.. , . . f. -· t . - . .___.__ \ VII-11 • ~ i ·-•-w- . I Y> .,,,,, ... . • u--=·~ -7 - ~:: : ""- - �INTER-ZON E TRIPS Ch~rt v_q,...f NORTH SHORE Population 4015 Density l 606/m~ 2 Area 2.5 mi IntraZonal Trips 824· (½%) BENTON HARBOR ST. JOSEPH :-,p~tion . ~n~ - y \rea :tra•na l rips Population · 15480 Density 2048/mi 2 Area 7.56 mi 2 IntraZonal Tdps 25695 {15%) 11084 2363/mi~ 4.69 mi FAIRPLAIN Population 14500 Density 1859/m~ 2 Area 7.8 mi IntraZonal Trips · 14697 (9%) j c::,· C\J • V) 0) • • • • • • • • • ~· I ;:: I I ~• ~I ~I LINCOLN /'""'\ LINCOLN Population 18870 Density 1864/m/ Area 10.125 mi 2 IntraZona 1 Trips 22504 {13%) TOTAL: Population 63949 · · Density l957/mi 2 Area 32.675 mi 2 Trips 168820 Trips into St. Joseph 46556 {28%) Inter-zone trips (number and% of total trips) are enumerated along the lines connecting 1eir respective origin and destination zones. . . Source: A transit Development Program for the Twin Cities Area Transportation Authority VII-12 �In the O & D study of bus riders, a comparison was made between tre standard trip patterns for all modes and the DART trip patterns (see Chart VII-G). The only unusual findings within the DART trip patterns occurred between the city of St. Joseph and Benton Harbor. The study showed a greater percentage of total DART trips between the twin cities than normally occur by driving patterns.This occurrence can be explained by the fact that more residents of the neighboring community are of lower income and are transportation poor. There- fore, they use the DART system to seek services and make purchases within ~ St. Joseph because of their new found mobility. The report also highlights the fact that there is about a 1% mode split for transit services in the area.* This mode split does not have a measurable impact on the trip movements to and within the city's boundaries, although it supplies services to the transit captives (the old, the poor, the physically handicapped, etc.) within the Twin Cities area. Other deficiencies identified by the DART study include: 1. Excessive waiting times. 2. A disproportionate number of trips to certain zones relative to general travel patterns for all modes. 3. A lower than desirable portion of trips made for work pruposes. On these results, it can be concluded that no measurable impact is being accomplished by the present Dial-A-Ride system on the city's traffic flow problem. Therefore, traffic patterns on streets and highways within the city continue to be congested and overcrowded, but the continuation and expansion of the DART program could lead to a general alleviation of these problems with additional ridership from the commuting public. *Mode split is the percentage of total trips made on a particular transportation mode {private auto, public transit, bicycling, etc.). A 1% split means that 100 trips were made on the Dial-A-Ride service during the same time period that 10,000 total trips were made in the area. VII-13 �Chart VII-G DART - O&D TRIP PATTERNS % of Total Core Area Trips ™ Standard Trip Patterns All Modes DART Trip Patterns, October 1974 50 48 45 40 35 30 25 24 20 15 ~- . - 10 5 0 BHR SJO FPL ""------v---------I \ 1nt ra-zone BHR SJO BHR SJO FPL FPL \....__________ r-----...J' V Zone Pairs BHR Benton Harbor SJO St. Joseph FPL Fairplain . ' Source: VII-14 A Transit Development Program for the Twin Cities Area Transportation Authority �WATER TRANSPORTATION Water transportation and the supporting port facility in St. Joseph have played an important role in the development of the economy for the St. Joseph area. From the earliest history of the area, this mode of transportation was the main means of moving people and goods inland, and during the twentieth century, the harbor supported the activities of ship building as well as water ,.... borne commercial and passenger traffic. During recent years, the significance of this mode of transportation has diminished significantly within the Twin Cities area. Due to the advent of modern roads and the recent upsurge of truck and truck-rail activity, harbor activities have gradually diminished until only a few users utilize the commercial water transportation available. Basically, these users are involved in the shipment of volume bulk commodities related primarily to the construction trade. The following chart is a comparison of product tonnage and the number of cargos for the 1971 and 1974 harbor activities. Comparative Port Activities for 1971 and 1974 MATERIALS 1974 Cargos Tons 1971 Cargos Tons Aggregate 15 133,885 34 302,000 Salt 3 42,130 3 30,682 Limestone 8 92,337 9 76,605 22 92,802 30 134,232 6 14,501 24 80,459 54 375,655 100 623,978 Cement Petro Products As can be noted by this comparison, the 1974 totals are 40% lower than the gross tonnage shipment in 1971. This condition can be directly related to the fact that the construction business during this era has been in a depressed VII-15 �state. To increase harbor activity to the 1971 levels, diversification of types of materials shipped would need to be encouraged; and new firms not now using water• transportation would have to be attracted and be made aware of this mode to better utilize the existing port facilities. In recent months, future recreational facilities have been proposed by the cities of Benton Harbor, St. Joseph, and St. Joseph Township. In total, these facilities would tend to double the existing recreational capacity of the port. Hence, this activity or additional commercial port use will lead to more car and truck traffic on the existing harbor frontage of St. Joseph. Inadequacies of the existing street system with the addition of new activities can only increase congestion within the already highly intensive activity center adjacent to the central business district area. Therefore, under the existing trends of the area, increased commercial or recreational facilities will be heavily dependent on road improvements in the city. BICYCLE TRANSPORTATION The early 1970's experienced a bicycle boom of which the effect is still being felt across the nation. The increased popularity of the bicycle as both a recreational and a utilitarian mode of transportation dictates that greater provisions be made for bicycles within the St. Joseph area. This statement is predicated on the fact that 16 million bicycles were sold in the United States in 1973 as compared with 11.5 million cars sold in the same year. The Bicycle Institute estimates that one person in three now owns a bicycle and that by 1978 one person in two will own one. The Bicycle Institute estimates, if projected for the St. Joseph area, would indicate that there are approximately r r 3,773 bicycle riders now using the street system within the city, and that by 1978 we can expect an increase in ridership by 1,900 additional riders. These increased sales will lead to demands for more non-motorized transportation planning in the city. vr r , ~ �But there are several major deterrents that make bicycling next to impossible for various segments of the population within the city. Bicycling requires generally good health in order to keep up a respectable pace for any distance. (This factor might rule out the use of the bicycle by some of the elderly although the bicycle or an adult tricycle could serve as therapy for others) Inclement weather restricts many bicycling trips, and darkness proposes many safety related problems. The present lack of adequate bicycling facilities also limits the use of bicycle and separate bikeway construction is often a low priority item in local budgets. h The present lack of bicycle security also serves as a deterrent to many cyclists. For example, bicycling through a shopping arta appears to be promising but the lack of adequate anti-theft measures makes cycling to these areas risky. In spite of these adversities, it appears that nationally and locally, bicycle ridership is still increasing. Therefore, considerable safety and health problems exist when non-motorized vehicles share the rights-of-way with vehicular traffic. Assuming that the city of St. Joseph is following the national trend, there is more danger on local streets within the city than many of . the surrounding communities because of the high concentration of vehicular trips into and within the city proper of St. Joseph. As referred to earlier in this report, 48% of the total trips made in the area are made within the confines of the city limits of St. Joseph. This fact, on top of the fact of the congested areas and filtering of automobile traffic onto residential streets increases the potential of bicycle accidents within the city, suggests a need to look further into the non-motorized situation in St. Joseph and make provisions to alleviate potential problems before they take their toll. VII-17 - �SUMMARY The results of the 1972 Origin and Destination Study for the Twin Cities area indicate thai more trips are made into, within and through the city of St. Joseph than any other community in the Twin Cities area. This concentration of trips has led to congestion problems in the southtown and downtown business areas. As a result of the existing congestion on St. Joseph's road system it has been projected that traffic and congestion will increase on the main arteries of the city causing commuter traffic to filter into residential neighborhoods, which would result in a gradual grinding down and deterioration of prime residential areas. The availability of transit as it now exists in the Twin Cities area has very little impact on reducing the number of vehicle trips made within the city. Therefore, additional improvements and a preferential transit policy are needed to achieve any significant impact on lessening vehicle use within St. Joseph. The de-emphasis of water transportation within the city has also led to a greater use of truck and the street system within the city. • ._ This additional use has led to the need for better roads to handle pay loads by trucks in the area. The new popularity of bicycle travel for recreational and utilitarian purposes has also led to unsafe hazardous conditions for both motorist and cyclers on the already congested streets of the city. If the popularity for this mode of transportation continues, there will be a need to improve the existing facilities and ma.ke them safer for the cyclist of transportation, therefore the following goals and objectives are recommended: VII-18 - - ------ �GOALS AND OBJECTIVES ..,_ Goals: l. Develop a balanced transportation system. 2. Enhance the economical and environmental values of the community. 3. Increase accessibility to centers of activities and employment. 4. Develop a safe transportation system. Objectives: l. Identify problems in the existing transportation system. 2. Give greater attention to the planning of port, pedestrian, cycling, and other transportation modes. 3. Coordinate planning of transportation and land uses more efficiently. 4. Make better and more complete use of existing road beds, utility rights-of-way, terminals and other existing facilities. 5. Improve service to major commercial and employment centers. 6. Develop alternatives to improve congested and high accidents areas. 7. Reduce vehicular traffic on local and residential streets. 8. Minimize transportation related accidents. VII-19 ~ �VI I I. RECOMMENDATIONS In the preceding seven sections, a number of opportunities and problems that the City of St. Joseph is presently facing and will face in the future have been raised. It is the purpose of this section to suggest possible direction for these future opportunities and suggestions for the existing problems. These recommendations were developed jointly by the St. Joseph City Planning Commission and the staff of the Southwestern Michigan Regional Planning Commission with final review and approval resting with the city planning commission. A. FUTURE LANO USE 1. SUBSTANTIALLY Rl!7DUCE THE MULTI-FAMILY AND TWO FAMILY AREAS IN THE CITY. (Map VIII-A) A comparison of the 1953 and 1975 Land Use Surveys for St. Joseph (Section II, Table II-C) indicates a 210% increase in residential two family acreage, a 187% increase in multi-family acreage, and a 19% increase in residential sin9le-family acreage over the 22 year period. Between 1960 and 1970 (Section III, Graph III-A) the total number of rental occupied housing units in St. Joseph increased by 26% while the city's total number of owner occupied housing units decreased by 4%. The 1974 R. L. Polk Profiles of Change indicates a continuation of this trend, in that between 1973 and 1974 the total number of rental occupied units within the city increased by 13% while the total number of owner occupied housing units increased by - •. merely 3%. This increase in rental housing units correlates positively with the previously mentioned increase in multi-family r VIII-l �- . '· housing units in that 60% of St. Joseph's 1974 rental housing units '· were in multi-family structures. Presently, less than 50% of the city's two family and multi-family zoned land, in the older portions of the city, is occupied by two family and multi-family uses. A majority of this land is presently occupied by single-family residential structures. The 1975 Land Use Survey indicates a minimal amount of single-family residentially zonef;ti. _ land available for development in the city. Therefore, if all the single-family residential structures in the present two family and multi-family zone were to be converted or removed and replaced by the highest use allowed in their respective zone, there would be a dramatic shift in the single-family/multi-family, owner occupied/renter occupied household composition of the city. Reduction in the quantity of proposed two family and multi-family land in the older portion of St. Joseph would substantially curtail conversions of single-family housing units in this area, thereby stabilizing the single-family/multi-family, owner occupied/renter occupied household composition of the city. 2. ELIMINATE flo/DUSTRIAL USES IN THE SILVER BEACH AREA AND PROVIDE FOR USES Tll/1..T ARE ORIENTED TO THE BEACH AREA AND I'l.'S RECREATIONAL POTENTIAL. (Map VIII-A) The city of St. Joseph has two major unique natural features, one being its Lake Michigan shoreline and the other being the St. Joseph River. The Silver Beach area which combines the assets of both of these unique natural features is an extremely aesthetic area with significant recreational potential. However, Silver Beach's present land uses consist of a vacant partly demolished amusement park, a VII I-2 �few residential structures (of reasonable quality), a number of heavy and light industries, and a vacant parcel of land. This area's . aesthetic appeal and potential for future recreational related development is therefore severely hindered as discussed in Section II by incompatible industrial uses within the Silver Beach area. Steps should be taken to assure the relocation of tnese incompatible industries within the city. Elimination of industrially zoned land in the Silver Beach area would preclude future industrial development on the vacant Whirlpool and II amusement park properties and would establish existing industrial I uses as nonconforming, encouraging a more logical development of the II area. 11 3. DISCOURAGE AND WHERE POSSIBLE, ELIMINATE STRIP COMM8RCIAL DEVELOPMENT AWNG SOUTH NILES AVENUE. (Map VIII-A) The haphazard strip commercial development of Niles Avenue has caused numerous irreconcilable development problems for the city. This strip commercial development hinders traffic movement on Niles I Avenue, produces conflicts with adjacent residential neighborhoods, and is very aesthetically unpleasing. The south Niles Avenue area is the second largest commercial area in St. Joseph and is therefore in direct competition with downtown St. Joseph for commercial development. The continued expansion of commercial uses in south St. Joseph will have numerous adverse effects on adjacent nei9hborhoods, Niles Avenue traffic, and downtown St. Joseph's commercial prosperity. VI II-3 �- - - ---- - _, ) ) ,..__. __,.,_ . CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN FUTURE LAND USE PLAN LEGEND; RESIDENTIAL SINGLE nAMILY RESIDENTIAL TWO FAMILY I ► - .. .-c'fUf's'--< · . .... RESIDENTIAL MULTI FAMILY I ~ COMMERCIAL WHOLESALE & RETAIL ,,, •. ,. COMMERCIAL PERSONAL BUSINESS , ·. ] & ~#m INDUSTRIAL ~ WATER-RECREATIONAL DEVELOPMENT k~i:~i~If21 PARK 1~~1j1j1~1~1~I~1~1~1~1~1~1~1~1~l CIVIC & INSTITUTIONAL 'fl iii ii I & PROFESSIONAL SERV {' fr. ....... . ..... c,_, , •' - ))'f'--~ "'~ ' l ! ( ~ . , . ,....~ __ .,,,.,.,._. " OPEN SPACE .,.., _--.u:u . -~IVFR ((r -- • •~ , ( l ~ ~ ~ . ·--- ' "'~· ,.,,~ ~; ¾ ~, £ s1~1~~ · ~ . ,ri - ' ; r ~~o ~crli~ar ~c~J. ,~,, 6'&~T,~ □ :::_• c:__J ;-:-:+:=· ~ • ti_~( CJI ,;1i~- ., ;i;:::::,:-:"-~~r.e-~·c~ r.> \- - . _ •.f . , ~ t!-.;~m _ r <.L t-. Jl L---'!Li ,. ;:~(.. - -~~DD c= :".c,::,_~V:.. □D [:::_l L ~--~ - .~ .. r::..::·Jr--7~ ·; '-;.,.~ r--,1;•,.-. · r::.J C_~ ~-:':-'·•C'.- •I • ·. .r ;.~(i<q~ ~ ·, ~;---: ,-~ N,r:--s-,,--, ~ ~·· ~.. -'~kl~ ~ / ~,:?·:~{?½~ ·. wr.J c c · -~ 1 l :h'r-Hfl.'l'i'N 1 - ~ - ,. ~/ ~,' ' ~, j L~ ::J 'J_ .... I , 7 tltj ~.. ''W''~~~f . ---, n _· ~ =!=~== J.'f;..•: .-, r-i -~.ii:=·· r-, t] (.) ~ };-~ □ ' ~~~□ ~□OD ~ ·[.__,_....__I DD ~c:._:i i ~ () ~ ' 1···-··:· < I "" ----- .- V 1 Cc, @l 5T, JOSEPH TOWNSHIP ~ ~ •❖• " -,~: '"l~;,~l> ,.... I" I (8 ~ ~ · Flafiona Plermg t ~-c.--• ...,. _ _c...wv.-.....,_ =I eo.,.,..,, ~ 'l'iKJ7 OMolcr, S!,MI · S l . ~_~49086 · 11111phor,e616/1183·1529 N lllwtMfl I I l l �B. HOUSING 1. ASSIST PROPERTY OWNERS (SPECIFICALLY ELDERLY) TO MAINTAIN THE OLDER HOMES IN NEIGHBORHOODS 4 AND 6 • • Section Vindicates that St. Joseph neighborhoods 4 and 6 have the highest potential for housing problems in the city. This conclusion is based upon analysis of the city's respective neighborhoods by a number of housing indicators such as owner/rental composition, singlefamily/multi-family composition, vacancy rates (one and two canvass), and transiency rates. These key housing indicators were provided by the 1974 R. L. Polk Profiles of Change. The City of St. Joseph has a comparatively high concentration of elderly residents as illustrated in a comparison of the city's population distribution with that of Berrien County and the State of Michigan (Section I, Graph I-A). The 1974 R. L. Polk Survey identifies neighborhoods 4 and 6 as having major concentrations of retired heads of household. The total composition of the city's retired heads of household is approximately 100% above the national average while in neighborhoods 4 and 6 retired heads of household concentrations are approximately 150% and 400% respectively above the national average. The R. L. Polk data also indicates that the average income of neighborhoods 4 and 6 is substantially below the remainder of the city, presumably attributed to the high concentration of retired heads of household on fixed incomes within these neighbhorhoods. '. - Provision of housing assistance to St. Joseph's elderly low income property owners in neighborhoods 4 and 6 would encourage housing stability within these neighborhoods. VIII-5 �2. VIGOROUSLY CONTINUE THE CITY'S EXISTING CODE ENFORCEMENT PROGRAJ.1. The older residential portion of St. Joseph is located in neighborhoods 3, 4, 6, and 7 which collectively comprise 35% of the city's total housing units. As indicated in Section III, these neighborhoods collectively contain 74% of the city's identified substandard housing. These neighborhoods also contain 60% of the city's total rental housing units. The high concentration of rental housing units and incidence of the substandard housing units in these older ~ residential neighborhoods of St. Joseph provide a breeding ground for the growth of the "absentee slum landlord" syndrome. Vigorous continuation of the city's existing code enforcement program directed at income producing property in neighborhoods 3, 4, 6, and 7 will preclude potential expansion in the number of substandard income producing housing units in the city's older neighborhoods. VIII-6 - �C. ECONOMIC DEVELOPMENT 1. ORGANIZE A TWIN CITIES PORT COMMISSION M.fD INVESTIGATE THE POTENTIAL FOR PORT VEVELOPMENT IN ST. JOSEPH (POSSIBLY ON INDUSTRIAL ISLAND) THROUGH A COMPREHENSIVE HARBOR PLAN. The city's 1964 Comprehensive Plan prepared by Barton-Aschman and Assoc. recommended the development of industrial-related activities on Industrial Island. Section VII of this report also reviews the potential for development of port and warehousing facilities in St. Joseph. A comparison of this report's 1975 existing land use survey and the city's existing zoning map indicates that there is a minimal amount of land within the city, other than Industrial Island presently available for industrial development. The Berrien County Planning Commission recently prepared a report reviewing the potential for waterways and water transportation facilities in the Twin Cities. This report predominantly reviewed the feasibility of development of a 32-acre parcel of land on Industrial Island east of Industrial Avenue and north of the sewage treatment plant as a port and related facilities development. It was recommended by the report that a Twin Cities Harbor Commission be organized and that a long range comprehensive harbor plan be developed. The development of a port facility on Industrial Island would provide an ideal site for the relocation of water-related industries that this report previously recommended be removed from Silver Beach. Development of a new port and related facilities on the St. Joseph River at St. Joseph would have significant positive economic effects on the entire Twin Cities area and would offer an excellent relocation . site for a number of those Silver Beach industries proposed for relocation . �0. PARKS ANO RECREATION 1. CONTINUED ACQUISITION OF VACANT LAKE FRONTAGE PROPERTY ALONG LAKE SHORE DRIVE. St. Joseph's 1964 General Plan prepared by Barton-Aschman and Assoc. proposed that the Lake Michigan frontage south of Hilltop Road and west of Lake Shore Drive be used in a recreational form. The 1975 Land Use Survey (Section II) indicates that a substantial portion of the aforementioned land is presently unused assumedly through erosion related circumstances. Section V determined that the city presently has sufficient recreational lands to meet the present and future recreational needs of its residents; however, it does suggest the acquisition of unique recreational lands." 11 Such acquisition could tie in with the city's existing Lookout Scenic Park. Public acquisition of lake frontage property along Lake Shore Drive would permanently preserve that unique scenic vista of Lake Michigan for all residents of St. Joseph. 2. CONTROL REDEVELOPMENT OF THE SIL VER BEACH AREA TO ASSURE PUBLIC ACCESS TO LAKE MICHIGAN'S BEACH FRONTAGE. St. Joseph's 1964 General Plan prepared by Barton-Aschman and Assoc. recommended 11 development of the lake frontage south of the St. Joseph River mouth into a recreational center which could include beach and park facilities." The 1975 Land Use Survey (Section II) indicates that a substantial portion of the aforementioned land is presently unused. One of the recommendations under the Land Use section of this report is the redevelopment of Silver Beach with lake oriented uses, which would allow for the public dedication of beach frontage. VII I-8 • �Section V determined that the city presently has sufficient recreational lands to meet the present and future recreational needs of its residents; however, it does suggest "the acquisition of uni~ue recreational land. 11 Public dedication of a portion of the Silver Beach lake frontage II II would reserve this unique recreational area of Lake Michigin for use by the residents of St. Joseph. II 1, • VIII-9 �E. PUBLIC FACILITIES AND UTILITIES 1. SEPARATION OF THE CITY'S REJ-1AINING COMBINED STORM AND SANITARY SEWER LINES. Section VI indicates that the city presently has underway a program to separate its combined storm sewer lines west of Main Street. However, there still remains a number of combined storm and sanitary sewer lines east of Main and Niles. It is anticipated that regulations of the U.S. Environmental Protection Agency and the ~ -- Michigan Department of Natural Resources will necessitate a remedy to the city's existing combined sewer problems. ,,,--..... VIII-10 - �F. TRANSPORTATION 1. DEVELOP A STREE'T CLASSIFICATION SYST8M TO DESIGNATE PRINCIPAL ARTERIALS, MINOR ARTERIALS, COLLECTOR AND LOCAL STREETS v/ITHIN THE CITY OF ST. JOSEPH .' As was explained in Section VII, there is an interrelationship between land use and transportation systems. This is made evident by the fact that different traffic intensities produce pressures for various incompatible land uses within the City of St. Joseph. Therefore, a functional classification system is recommended to define the type of traffic flow desired for any particular street within the city. By using this system, we would be able to better control and understand the flow of traffic through the city, and design a system to maintain desired land uses throughout the community (Map VTI-A). The four classifications of street systems recommended are: a. Principal Arterial Streets This system of streets and highways serves the major centers of activity, the highest traffic volume corridors and the longest trip desires within the city boundaries. These streets would be integrated with other connecting arterials, collectors and local streets indicating their hierarchy of importance. b. • Minor Arterial Streets The minor arterial street system should inter-connect with and augment the principal arterial system and provide service trips of moderate length at a somewhat lower level of travel mobility than major arterials. c. Collector Street System The collector street system provides both access to and circulation in residential neighborhoods, commercial and industrial areas. It differs from the preceding arterial street systems in that facilities on the collector system may penetrate residential neighborhoods, distributing trips from arterials through the area to the driver's ultimate destination. The collector streets also attract traffic from residential neighborhoods and channel it into the arterial system. VIII-11 �I I ) ) ( CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN PROPOSED STREET CLASSIFICATION SYSTEM ~~Aln LEGEND PRINCIPAL ARTERIAL e111111•• MINOR ARTERIAL •---■ / // ,.f ·· COLLECTOR STREET J i:=· . ...:· ff ~(~_r A-••~ ... ,_,., 1/t ~P, 1;' ',f:Jr ~).~~l:<I ·. -\)\ \.: ~ ~ b~ · 1/-: /JI{/ /1 ~ J1 . . I0,_//'.. ✓/'· d'• 3~1r r-~ / -, ~-., . _) _ ; r . ~ . . -,\ !~ , \,. ,., :if - -ll . ~ -· .. - 'a\ .~ . I ..· •·. .,.. 1\~ . I _,- \ ; - -· 1I: 8 JLE-J:_ ✓f: ~~ .: : ~ jjb ---r~- 1 ~ ~ _ 1J'1fnh·· (!) ' ~ I;,) ~ ' I - -9:-c.-,. I :Jl ~ < \ i0D1 ( j ~ "---"-'--1•ur 3~ i l-- El-'- :IP.Ip - I L'. • - (i - - - - - I tv ~ ~ l~1=-1- 1-- ~ (9 " SoutfMiNlllm IWcHg8n R9giofwl Pia• 1l11g Cuc1 ■ 1 ilalor'I _.. ---- --- - - 'I '' 'I 'Rf1T ~SlrNt · Sl-bllllt\.~49086 ---.-~ . ...._c;.. ... ........... '------" '-' -s ...... · llllo!Jl'a,e6161983·1529 f I I I �d. Local Street System The local street system encompasses all facilities not in one of the higher systems. It serves to provide direct access to the higher order of streets. It offers the lowest level of mobility • and excessive traffic movement is deliberately discouraged on this street system. It is hoped that by adopting a street classification system a better control of traffic through and within the City of St. Joseph can be developed in an effort to coordinate traffic flow patterns with desired land use patterns. 2. DEVELOP BETTER ARTERIAL TRAFFIC FLOW WITHIN THE CITY OF ST. JOSEPH. In Section VII and in the recommendations for neighborhood preservation, comments on the intrusion of residential neighborhoods by vehicle operators seeking shorter routes was noted. This situation is due to the congestion being developed on the major arterials (i.e., Napier, Niles, Main, and Hilltop). A policy of only creating hindrances to developing traffic patterns through residential neighborhoods will not reach the desired level of control, if the major arterial streets creating this situation are not improved at the same time. a. Therefore, it is recommended that: Napier Avenue be widened to four lanes from Riverwood Terrace to Niles Avenue to improve arterial traffic movement on this street. This arterial is presently more than 150% over capacity. It is noted that this arterial is primarily a residential street; but because of traffic flows through the area, it is recommended that this street be widened rather than redirecting traffic onto the primarily residential Langley Avenue. VIII-13 �b. Allow right turn on blinking red arrows off Napier Avenue onto Niles Avenue and off Niles Avenue onto Napier Avenue and redesion the intersection for easier tur~i!!_g movements. It is recognized that there is legislation pending in Lansing to allow these right turn movements on arterial streets, but since legislation is not assured of passage, this recommendation is made to allow easier traffic movement for people traveling these two major arterials. c. Widen Niles Avenue from Winchester Street to Main Street and the intersection at Niles Avenue and Main Street. This would allow an easier turninq_~ovement of traffic trying to flow into Main Street from Niles Avenue or from Main Street onto Niles Avenue. This rechannelization of traffic must be coupled with improved traffic signaling to allow greater volumes of traffic to flow off Niles Avenue onto Main Street during the morning and afternoon peak hours. d. Another recommended arterial improvement is to provide a physical divider of the type which now exist on Main Street from St. Joseph Drive to Napier Avenue on Niles Avenue. It is seen that this type ,-...... of barrier would improve the aesthetic quality of the southtown areas as well as establish preferred channelization movements of traffic making left hand turns to get to a desired destination. Rear entrance routes on one-way alleys could be established for better access to middle of block traffic attractors so as not to hinder businesses already located on Niles Avenue. ...., e. The last recommended arterial improvement is to widen the intersection at Cleveland Avenue and Hilltop Road with overhead signaling and a .., I general widening of Hilltop Road from two to four lanes. - This is �another area which is reaching critical proportions of overcongestion and is encouraging vehicle operators to seek alternative routes through residential areas. With the implementation of these recommended improvements, it is foreseen that better arterial movement will occur entering and exiting the city. Coordinating these improvements with a signing program will discourage thru-traffic flow on local streets which is not wanted by the residents living in the impacted areas. 3. CONSTRUCTION OF LIMITED ACCESS CROSSTOWN CONNECTOR TO ROUTE TRAFFIC MORE E'FFICIENTLY TO f.1AJOR CENTERS OF ACTIVITY. It is recognized that a crosstown connector at this time is a volatile issue with many residents of St. Joseph, but it is also seen that the development of a limited access facility is the most reasonable solution to the long term traffic congestion and neighborhood eroding problems of the city. Therefore, it is recommended that a crosstown connector along the river route as well as the alternative route along Niles be studied to determine the most economically and environmentally feasible route for implementation. A crosstown connector can alleviate the problem of serving the major activity centers. It has a secondary effect of preventing the erosion of older neighborhoods within the city because of the intrusion of traffic trying to avoid the congested areas, and will integrate well with the present downtown development plans. 4. THERE SHOULD BE AN INTRODUCTION OF BUS SHELTERS AND IMPROVED SERVICE INCENTIVE8 (BIY.E RACKS AND PARCEL STORAGE ARE/IS) '1.'O ENCOURAGE THE USE OF TRANSrt'. As noted in Section VII, the Dial-A-Ride system as it exists, has more potential than its present ridership indicates. VIIl-15 Therefore, the �development of improved facilities for transit users such as bus shelters in the major activity centers, as the downtown area, should be developed. Other transit improvements such as bike racks on Dial- A-Ride vehicles and storage areas of groceries and packages would also serve as an incentive for potential transit users to use Dial-ARide systems rather than private autos. Adopting a policy to improve transit facilities and encourage its use ~ would help alleviate parking problems and congestion in the city's major retail center. This type of transit policy would prove less costly than the construction of new parking facilities in the central business district (CBD) and could .be easily coordinated with the downtown development plan. 5. AN IMPROVED BIKEWAY AND PEDt:STRIAN WALKWAY SYSTEM SHOULD BE INTRODUCED WITHIN THE CITY. In Section VII, increased popularity of bicycles as a recreational and utilitarian vehicle was discussed. This increase in popularity, and recent court rulings recognizing the bicyclist's right to travel on public roadways has dictated that provisions be made to devise a comprehensive route system throughout the city before serious problem develop. Therefore, it is recommended that a signing program be developed to identify streets of low traffic volumes to encourage cyclists to travel these designated routes to reach an ultimate destination. A signing and lining program is also encouraged on collector and minor arterial streets to delineate particular portions of road right-of-way for bike riders. Provision should be made for improved and separated cycling and pedestrian pathways on primary arterial streets especially 'i in the CBD. .., VIII-16 �It is understood that to immediately implement the recommended program would disturb parking provisions and the availability of road way for automobile traffic. Therefore, it is recommended that • a gradual phasing of bike routes into existence take place in coordination with street improvement projects for the city. This type of attack on the problem is recommended to lower cost of building a facility with dual uses rather than separate more costly facilities. The most critical area for implementation of these recommendations is the downtown retail center. With improved pedestrian and traffic \ circulation and improved transit ridership, the downtown area would become a more improved area to shop and work in. The comprehensive adoption of the recommendations would ensure the stability of the city's residential and central business district by directing the desired flow of traffic to the proper land uses. VIII-17 �- _, G. NEIGHBORHOOD PRESERVATION 1. PROVIDE INCREASED STREET SIGNING IN ST. JOSE'PH 'S SOUTHEASTERN RESIDENTIAL AREA (BOUNDED ON THE NORTH BY NAPIER AVENUE AND THE WEST BY NILES AVENUE). 2. CLOSE ST. JOSEPH DRIVE AND LESTER AVENUE. As indicated in Section VII, Napier Avenue between Langley Avenue and Niles Avenue is presently more than 50% over capacity and Niles Avenue between St. Joseph Drive and Napier Avenue is projected to be 25-50% over capacity by the year 2000. ~ In 1972, these segments of Napier and Niles Avenues carried traffic volumes of 28,100 and 24,400 vehicles per day respectively. As stated in Section VII, "motorists (thru-traffic) when traveling between two points will seek the path of least resistance. 11 Therefore, as traffic volumes and other traffic hindrances increase on Niles and • I Napier Avenues, thru-traffic will attempt to find alternative, faster routes. Increasing numbers of frustrated vehicle operators have re- routed themselves off of Niles and Napier Avenues through the residential neighborhoods south of Napier Avenue and east of Niles Avenue. Sections II and VII discuss the adverse effects caused by such intrusion of thrutraffic onto residential streets. If these alternative residential routes were removed or if their desirability were significantly diminished by traffic hindrances, the operator's perception of the path of least resistance would return to the designated primary arteries (Niles Avenue and Napier Avenue). Therefore, if the alternative residential routes were eliminated or if traffic signs were placed on them, a significant portion of the traffic invasion into southeastern St. Joseph's residential neighborhoods would be alleviated. VIII-18 �A generous disbursement of four-way stop signs throughout the area in question and the closing of Lester Avenue and St. Joseph Drive would adequately discourage the intrusion of thru-traffic onto St. Joseph's southeastern residential streets thereby preserving its residential character. 3. PROVIDE INCREASED STREET SIGNING ON LANGLEY A VENUE. 4. DO NOT MAKE IMPROVEMENTS TO THE NAPIER AVENUE-LANGLEY A VENUE INTERSECTION THAT f.lOULD FACILITATE THE USE: OF LANGLEY AVENUE. As indicated in Section VII, Napier Avenue between Langley and Niles Avenues is presently more than 50% over capacity and Main Street between Niles Avenue and Port Street is presently 0-25% over capacity. It is projected that by the year 2000, the aforementioned segment of Main Street and Niles Avenue between Napier Avenue and Main Street will have become 25-50% over capacity while Napier Avenue will have remained 50% over capacity. In 1972, the aforementioned segments of Napier Avenue, Main Street, and Niles Avenue carried traffic volumes of 28,100, 27,000, and 14,000 vehicles per day respectively. In 1972, Langley Avenue between Napier Avenue and Wayne Street carried a • traffic volume of 9,700 vehicles per day . This present over-capacity of Napier Avenue and Main Street has diverted a significant amount of thru-traffic off the Napier Avenue to Nile~ Avenue to Main Street route through St. Joseph onto the Napier Avenue to L~ngley Avenue to Wayne Street or Broad Street route through the city. Thru-traffic motorists perceive the Langley Avenue route to be superior because of the absence of congestion or traffic hindrances along Langley Avenue when compared with the Napier Avenue to Niles Avenue to Main Street route. Therefore, it is anticipated that as VIII-19 �congestion continues to mount along Napier Avenue, Niles Avenue, and Main Street, more and more thru-traffic motorists will choose Langley Avenue as an alternate route through the city. As indicated in Section II, land use along Langley Avenue between Napier Avenue and Wayne Street is predominantly residential in character. Sections II and VII discuss the adverse effects upon adjacent land uses by the transition of residential streets into major arterial thru-streets. A reduction of the speed limit to 25 MPH, the disallowing of heavy trucks, and the non-improvement of the Langley and Napier Avenues intersection would curtail the diversion of thru-traffic from the Napier Avenue to Niles Avenue to Main Street route through St. Joseph onto the Langley Avenue route. 5. PROVIDE INCREASED STREET SIGNING ON STATE STREET AND LAKEVIEW AVENUE. As previously discussed, when a major thru-street within the city becomes congested, motorists attempt to find alternative thru-pathways which they feel will move them more expediantly. The congestion which has occurred on Niles Avenue has encouraged thrutraffic motorists to find alternative routes through the city. It has been observed that a significant portion of the dislocated Niles Avenue thru-traffic has appeared on South State Street and Lakeview Avenue. As indicated in Section II, Map II-8, the land use along State Street between Midway and Main Streets and Lakeview between Hilltop Road and Main Street is predominantly residential in character. VIII-20 ...., - �Sections II and VII discuss the adverse effects accrued upon adjacent residential land uses by the transition of a residential street into a •major arterial thru-street . The provision of stop signs along State Street and Lakeview Avenue would curtail the diversion of thru-traffic from Niles Avenue onto State Street and Lakeview Avenue . • VIII-21 �--- I H. ORDINANCES 1. SUBSTANTIALLY REVISE THE CITY'S EXISTING ZONING MAP, ZONING ORDINANCE AND SIGN ORDINANCE, AND ESTABLISH CURB CUT REGULATIONS AND A SITE PLAN REVIEh1 PROCESS. A review of the city's existing zoning map and zoning ordinance and sign ordinance in relation to the problems and recommendations set forth in this report indicates that all are in need of extensive revision. It is presumed that curb cut regulations and a site plan review process would have averted a number of the existing development problems which were discussed in Section II. A revision of the city's existing zoning map, zoning ordinance and sign ordinance and the establishment of curb cut regulations and a site plan review process is essential for implementation of the recommendations set forth in this report. ..... 1 VIII-22 ~ - ----- I � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context St-Joseph_Comprehensive-Plan_1977 Creator An entity primarily responsible for making the resource City of St. Joseph Planning Commission, City of St. Joseph, Berrien County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1977-01-06 Title A name given to the resource City of St. Joseph Comprehensive Plan Description An account of the resource The City of St. Joseph Comprehensive Plan was prepared by the City of St. Joseph Planning Commission with the technical assistance of the Southwestern Michigan Regional Planning Committee in August 1976 and was amended on January 6, 1977. Contributor An entity responsible for making contributions to the resource Southwestern Michigan Regional Planning Commission (consultant) Subject The topic of the resource Comprehensive plan publications St. Joseph (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/09849fb6c510b9751b82280d1178139b.pdf 9dd99cedfc00dbbaa8f6790d7651486a PDF Text Text ��'FROM THE UBRA~Y Qr] .- ': µ~-1! n' °" --. A :011 • . 'nCJ &. zoning Center, \nC. CITY OF WILLIAMSTON COMPREHENSIVE ~EXRLOPMENT OCTOBER1978 PREPARED BY THE CITY OF WILLIAMSTON PLANNING COMMISSION WITH THE TECHNICAL ASSISTANCE OF TRI-COUNTY REGIONAL PLANNING COMM. ~ AND LAND PLANNING AND DESIGN ASSOC. �FORWARD THE PLANNING COMMISSION WISHES TO EXPRESS ITS SINCERE THANKS TO ALL OF THE INDIVIDUALS AND GROUPS WHO ASSISTED IN STUDIES AND PREPARATION OF MATERIAL FOR THIS COMPREHENSIVE DEVELOPMENT PLAN. IT WOULD BE IMPOSSIBLE TO LIST ALL WHO HELPED DURING THE LONG PERIOD OF STUDY, BUT WE WANT ALL TO KNOW THAT THEIR EFFORTS WERE DEEPLY APPRECIATED. WITH THAT THOUGHT IN MIND, THIS BOOK IS DEDICATED TO THOSE CIVIC-MINDED GROUPS AND INDIVIDUALS. WILLIAMSTON PLANNING COMMISSION �A COMPREHENSIVE DEVELOPMENT PLAN FOR THE CITY OF WILLIAMSTON, MICHIGAN . TABLE OF CONTENTS PAGE INTRODUCTION . HISTORICAL AND REGIONAL PERSPECTIVE THE PEOPLE . . . . . . . . . THE LAND . . . . . . . . . . . . . . THE BUILDINGS THE PLAN FOR THE FUTURE - FUTURE LAND USE - TRANSPORTATION - COMMUNITY FACILITIES - . 2 5 9 • • • • 17 • 29 • • 47 • • 48 • • • • 53 • • • • 57 DEVELOPMENT POLICIES • • 58 MEANS OF IMPLEMENTATION • • 67 . 71 APPENDICES . . . . . . . . . . . MAPS LOCATION MAP 2 - DRAINAGE 3 - SO I LS . . 4 - TOPOGRAPHY 5 - FLOODPLAIN 6 - EXISTING LAND USE 7 - RECREATION LANDS a - WATER DISTRIBUTION SYSTEM 9 - SEWAGE COLLECTION SYSTEM 10 - TRANSPORTATION MAP 11 - FUTURE LAND USE PLAN MAP 12 - TRANSPORTATION PLAN MAP . 13 - COMMUNITY FACILITIES PLAN MAP t - 1 4 21 • • • 24 • • • 25 27 31 • • 34 • • • 38 • • • 40 43 • • • • 49 54 • • • 56 �INTRODUCTION THE COMPREHENSIVE PLAN FOR THE CITY OF WILLIAMSTON HAS BEEN PREPARED TO AID DECISION-MAKERS IN SHAPING THE PHYSICAL GROWTH OF THE COMMUNITY. IT IS BASED ON THE ASSUMPTION THAT CHANGES WILL OCCUR IN THE CITY'S DEVELOPMENT PATTERN AS A RESULT OF INCREASED GROWTH AND THAT SUCH CHANGE CAN BE CHANNELED INTO AN ORDERLY, ECONOMICAL, AESTHETIC AND HEALTHY ENVIRONMENT IF GIVEN PROPER GUIDANCE. THE PLAN IS BASED ON THE ATTAINMENT OF COMMUNITY GOALS WHICH ORIGINATED IN THE THINKING OF VARIOUS CITIZENS AND PUBLIC OFFICIALS CONCERNED WITH THE CITY'S FUTURE DEVELOPMENT AND WELFARE. THESE GOALS AND RESULTANT POLICIES WILL PROVIDE THE FRAMEWORK FOR INTEGRATING NEW DEVELOPMENTS INTO THE EXISTING LAND USE PATTERNS. ON A LEVEL MORE PERSONAL THAN "INTEGRATING NEW DEVELOPMENTS INTO THE EXISTING LAND USE PATTERNS," COMMUNITY PLANNING IS CONCERNED WITH THE HOPES AND GOALS OF THE PEOPLE OF THE COMMUNITY AND THE PROBLEMS CREATED BY PEOPLE LIVING CLOSELY TOGETHER. COMMUNITY PLANNING, TO BE EFFECTIVE, HAS TO EMBODY A CLEAR UNDERSTANDING THAT IT IS INDIVIDUAL PEOPLE WHO BUILD THE COMMUNITY. A HOUSE OR A BUSINESS IS BUILT BECAUSE ONE INDIVIDUAL OR A DEVELOPMENT COMPANY DECIDED TO INVEST IN THE COMMUNITY. DECISIONS OF THIS NATURE ARE MADE EVERY DAY AND EACH DECISION HAS AN AFFECT ON THE TOTAL COMMUNITY OVER THE ENSUING YEARS. IN MANY INSTANCES THE DEVELOPER IS SELDOM AWARE OF OR DOES NOT CARE ABOUT THE LONGRANGE RAMIFICATIONS HIS CONSTRUCTION COULD PLACE UPON A CITY. BECAUSE OF THIS HISTORIC LAISSEZ-FAIRE ATTITUDE, TOO MANY CITIES HAVE GROWN UGLY, INCONVENIENT, UNCOMFORTABLE AND EXPENSIVE TO SERVE. WILLIAMSTON CANNOT AFFORD THE LUXURY OF THIS ATTITUDE. IF THE CITY BECOMES UNSIGHTLY, FAMILIES WILL CHOOSE OTHER LOCATIONS IN WHICH TO RESIDE. IF TAXES BECOME TOO HIGH FOR THE BENEFITS THEY BUY, BUSINESSES WILL LOOK ELSEWHERE. IF THE SCHOOLS ARE INADEQUATE, YOUNG FAMILIES WILL NOT MOVE IN. 2 IF A SEWER LINE �GOES INTO THE WRONG AREA, THE CITY CANNOT AFFORD TO WRITE IT OFF. WILLIAMSTON IS A SMALL COMMUNITY AND IF UNDESIRABLE CONDITIONS EXIST, RESIDENTS CANNOT RUN TO ANOTHER PART OF TOWN. IF THE CITIZENS OF WILLIAMSTON PUT UP WITH INCONVENIENCE OR IGNORE UNATTRACTIVE FEATURES BECAUSE OF HOMETOWN LOYALTY, THEN IT CANNOT BE REALISTICALLY ASSUMED THAT NEWCOMERS WILL FIND THE CITY CONVENIENT OR ATTRACTIVE. THIS PLAN INVESTIGATES MANY OF THE ABOVE MENTIONED FACTORS WHICH CONSTITUTE A CITY. POSITIVE AND NEGATIVE FEATURES OF THESE ITEMS, ALONG WITH OTHER IMPORTANT PHYSICAL AND SOCIAL FACTORS, ARE DOCUMENTED AND ANALYZED. THEN, BY CAREFUL PLANNING, THE CITY CAN BUILD UPON THE POSITIVE FEATURES AND WORK WITH THE SUGGESTED POLICIES AND PROGRAMS TO HELP MINIMIZE THE EFFECTS OF PAST DEVELOPMENT PROBLEMS. IT IS HOPED THAT THIS PLAN WILL BE USED IN A SPIRIT WHICH WILL LEAD TO THE BETTERMENT OF WILLIAMSTON AND THE LIVES OF ITS CITIZENS. 3 �LOCAi:iOn Map I :Williamston City B Surrounding Communities SHIAWASSEE COUNTY ----~ WILLIAMSTOWN TWP. / / --- -... ......... I I / ' I I ✓ !• / ----~-r- -- ''\ I I \ \ I \ I \ \ \ I \ \ \ \ 1 \ \ \ I ). \ \ I \• I I \ \ \ I \ \ \ I "1'1:.MASON \ \ _ ~ MILES '-... 10 MILES ......._ I I I / / I I ..._ --- -- -- -- -- WHEATFIELD 1WP. / -. - -- -- -- -_..,,,, / 1 LEROY TWP. \ \ \ \\15 MILES \. '' \ \ \. ... ► Z1 .......... '' "" '' '' ----------@@Will DANSVILLE INGHAM .......... ......... ::> QI 0 ........ ..._ COUNTY -- ---- ,,, STOCKBRIDGE z 0 t4 l&J .......... --- JACKSON ----- --- ----- COUNTY -- -- - / �HISTORICAL AND REGIONAL PERSPECTIVE THE GROWTH AND DEVELOPMENT OF WILLIAMSTON IS CONSTANTLY BEING SHAPED AND MOLDED BY OUTSIDE FORCES--SURROUNDING CITIES, THE COUNTY, THE STATE, THE NATION AND THE WORLD. THESE INFLUENCES TAKE MANY FORMS--ECONOMIC, SOCIAL AND POLITICAL--AND CAN AFFECT THE LONG-RANGE POPULATION COMPOSITION, EMPLOYMENT OPPORTUNITIES AND LAND USE PATTERNS IN THE CITY. THIS SECTION OF THE PLAN FOR WILLIAMSTON PRESENTS THE HISTORICAL EVENTS WHICH HAVE SHAPED THE CITY INTO ITS PRESENT FORM AND ATTEMPT TO ASCERTAIN FORCES WHICH WILL AFFECT IT DURING THE PLANNING PERIOD. CITIES GROW AND FORM TO SERVE MANY DIVERSE FUNCTIONS IN A REGION. AN URBAN CENTER WHICH IS ENDOWED WITH GOOD TRANSPORTATION POTENTIAL, ACCESS TO NATURAL RESOURCES AND AVAILABLE CAPITAL CAN GROW INTO AN INDUSTRIAL CENTER. OTHER COMMUNITIES, BECAUSE OF THEIR PROXIMITY TO EMPLOYMENT CENTERS, COMMUNITIES. EVOLVE INTO BEDROOM MANY COMMUNITIES START BY FORMING AROUND THE HUB OF A SAWMILL OR A GRISTMILL PLACED TO SERVE INFANT AGRICULTURAL ENTERPRISES. THESE SETTLEMENTS GROW AND PROSPER, SERVING THE SURROUNDING FARMS WITH BUSINESS SERVICES, AND FUNCTION AS COLLECTION POINTS FOR GRAINS AND LIVESTOCK. MOST OF THESE VILLAGES AND CITIES REACH AN OPTIMUM SIZE AND THEN CEASE TO GROW I WHEN A BALANCE IS REACHED BETWEEN ECONOMICAL TRANSPORTATION DISTANCES FOR FARMERS TO OTHER COMPETING AGRICULTURAL COLLECTION POINT SETTLEMENTS. WHEN THIS EQUILIBRIUM IS REACHED, IT REQUIRES THE INTERVENTION OF OUTSIDE INFLUENCES TO REKINDLE GROWTH AND CHANGE. CONDITIONS SIMILAR TO THE ABOVE--AGRICULTURAL COLLECTION SETTLEMENT--SHAPED WILLIAMSTON'S EARLY GROWTH. THE FIRST RECORDED SETTLERS, OTHER THAN THE TAWAS INDIAN TRIBE, WERE THE BROTHERS PUTNAM--HIRAM AND JOSEPH. THE PUTNAMS ARRIVED IN 1834 AND SETTLED ON THE NORTH BANK OF THE RED CEDAR RIVER NEAR THE PRESENT PUTNAM STREET BRIDGE. I I J I WITHIN FIVE YEARS THE PUTNAMS SOLD THEIR LANDS TO THE WILLIAMS BROTHERS, WHO BUILT A DAM AND SAWMILL IN 1840 AND A GRISTMILL IN 1842. THEIR CONSTRUCTION ACTIVITIES COINCIDED WITH THE OPENING OF A PLANK ROAD BETWEEN GRAND RAPIDS 5 �AND DETROIT. THIS EVENT OPENED THE SETTLEMENT'S AGRICULTURAL PRODUCTS TO WIDER MARKETS. ANOTHER EVENT DURING THIS TIME SPAN-- THE LOCATION OF THE STATE CAPITOL AT LANSING IN 1847--ACCELERATED THE GROWTH OF WILLIAMSTON. BY 1871 TRAFFIC ALONG THE PLANK ROAD AND GROWTH NEAR THE ORIGINAL SETTLEMENT REACHED THE MAGNITUDE TO CONVINCE RESIDENTS THAT INCORPORATION OF WILLIAMSTON AS A VILLAGE WAS NECESSARY. APRIL 5, 1871 WAS THE DATE WHEN WILLIAMSTON BECAME A LEGAL ENTITY. 1871 WAS AN IMPORTANT YEAR IN ANOTHER RESPECT. RAILROAD SERVICE WAS PROVIDED TO THE VILLAGE. DURING THAT YEAR THIS FIRMED UP THE POSITION WHICH WILLIAMSTON HELD AS THE DISTRIBUTION POINT FOR AGRICULTURAL PRODUCTS GROWN IN SURROUNDING AREAS. BY 1880 WILLIAMSTON HAD 892 RESIDENTS. BESIDES THE AGRICULTURAL DISTRIBUTION SERVICES THE VILLAGE PROVIDED TO SURROUNDING FARMS, A BANK, NEWSPAPER AND HOTELS SERVED BOTH RESIDENTS AND TRAVELERS. THE NEXT 40 YEARS INDICATES THE EQUILIBRIUM STAGE OF WILLIAMSTON AS AN AGRICULTURE-SERVING COMMUNITY. 1,060. THE POPULATION IN 1920 WAS THE AGRICULTURAL COMMUNITY CLEARED AND CULTIVATED THEIR OPTIMUM ACREAGE TO MEET POPULATION AND ECONOMIC DEMANDS. THE GROWTH INCURRED DURING THIS TIME SPAN WAS BASICALLY NATURAL INCREASE. THE TIME FRAME FOR 1920 UNTIL TODAY WAS THE MOST RAPID GROWTH PERIOD FOR WILLIAMSTON. WORLD WAR Two ERA. OF PARTICULAR IMPORTANCE IS THE POST IT WAS DURING THIS PERIOD THAT THE VILLAGE EMERGED FROM A PREDOMINANTLY AGRICULTURAL SERVING COMMUNITY TO A CITY OF DIVERSE FUNCTIONS. IN THE LATE 1940S, NEW FACTORS FORCED THEIR WAY ON THE SCENE AND DISTURBED THE EQUILIBRIUM OF THE ECONOMY AND POPULATION. THE MAIN INFLUENCES WHICH CAN NOW BE IDENTIFIED WERE THE BABY BOOM FOLLOWING THE WAR AND RISING AUTOMOBILE OWNERSHIP. THE INCREASE IN AVAILABLE CARS ENABLED THE POPULATION TO BECOME VERY MOBILE. PEOPLE WERE NOT ECONOMICALLY MANDATED TO RESIDE NEAR MASS TRANSIT ROUTES AS WAS HISTORICALLY THE CASE. THIS RELAXATION OF THE NEED FOR COMPACTNESS IN DEVELOPMENT PATTERNS GAVE RISE TO THE PHENOMENA OF A SPRAWLING SUBURBAN LANDSCAPE, WHICH WILLIAMSTON FROM. 6 11 BENEFITTED" �THIS TREND BECAME EVIDENT IN WILLIAMSTON WHEN THE POPULATION GREW TO 2,051 IN 1950. CITY BY 1960. A SMALLER INCREASE OF 163 PEOPLE ENTERED THE WILLIAMSTON WAS EXPERIENCING AN IN-MIGRATION OF PEOPLE FROM THE LANSING/EAST LANSING AREA. THESE PEOPLE FOUND THEY WERE ECONOMICALLY ABLE TO COMMUTE MILES TO THEIR JOBS AND AT THE SAME TIME ENJOY THE AMENITIES OF A SMALL TOWN ATMOSPHERE. BY 1975 WILLIAMSTON HAD GROWN TO BE THE HOME OF 3,013 RESIDENTS. IT WAS DURING THIS POST WAR ERA THAT RESIDENTS OF WILLIAMSTON DECIDED TO CHANGE THE STATUS OF THEIR GOVERNMENT. IN 1945 THE .VILLAGE BECAME A CITY WITH A STRONG MAYOR FORM OF GOVERNMENT. EIGHTEEN YEARS LATER VOTERS MODIFIED THE CITY CHARTER, PROVIDING FOR A CITY MANAGER FORM OF GOVERNMENT. THESE SHIFTS IN GOVERNMENT STRUCTURE ARE ALSO INDICATIVE OF THE CHANGES IN POPULATION CHARACTERISTICS. THE NEWER RESIDENTS HAVE HIGHER EXPECTATIONS FOR MUNICIPAL SERVICES, CREATING THE NEED FOR EFFICIENT SERVICE PROVISION. A SLIGHTLY DIFFERENT BUT EQUALLY VALID OBSERVATION CAN ALSO BE MADE REGARDING THESE CHANGES. INCREASED GROWTH CREATES MORE SERVICE DEMANDS, WHICH NECESSITATES THE RESTRUCTURING OF MUNICIPAL GOVERNMENT. IN EITHER CASE, WILLIAMSTON HAS A BASICALLY SOUND GOVERNMENTAL BASE TO MEET THE ANTICIPATED PROBLEMS WHICH GROWTH WILL CREATE FOR THE DURATION OF THIS COMPREHENSIVE DEVELOPMENT PLAN. 7 ��THE PEOPLE THE "TYPICAL" FAMILY LIVING IN WILLIAMSTON RESIDES IN A SINGLEFAMILY HOME, HAS MOVED TO THE CITY AS OPPOSED TO BEING RAISED THERE, MAKES $11,257 A YEAR, HAS COMPLETED 12.4 YEARS OF SCHOOL, AND HAS 1 02 CHILDREN. ALTHOUGH THIS FAMILY DOES NOT EXIST, IT GIVES A GENERAL INDICATION OF ILLIAMSTON'S RESIDENT . THE FOLLOWING CHARTS AND DISCUSSION GIVE AN INDICATION OF MORE DETAILED CHARACTERISTICS OF CITY RESIDENTS. THIS MATERIAL IS FROM THE 1970 U.S. CENSUS. INCOME LEVELS lt:a~r:1~ - UNDER s 1, s 1,000 $ 0 - 2,999 s 6,999 s 5 000 $ 7 000 - s 8 999 5 S 9 .o - $11.999 53 57 2 3.000 15 27 4, 99 $ F At:11 L. I i;;S Ut:I BE;;L. 6I i; D ltHH ~ I D~AL.~ 59 26 84 11 147 9 293 6 10 0 I COE IS SLIGHTLY OVER BOTH THE AD INGHAM cau 7Y'S ($11,193) MEDI OF FAMILIES MAKING LESS THAN $5,000 TRI-COUNTY AVERAGE -18.5 PERCENT FAMILIES MAKI G $12,000 THE REGlO -44.l PERCENT FOR WILLIAMSTON TRl-COU TY REGION. CS OF WILLIAMST 1 S POPULATION DO OT. ROM STATE OF MICHIGAN CHARACTERISTICS. ON THE FOLLDWI G PAGE. �over 75 70 • 74 65 • 60 • 55 • 50 • 45 • 40 • 35 • 30 • 25 • 20 • 15 • 69 64 59 54 49 44 39 34 29 24 19 10 • 14 5•9 under 765 4321 5 123456 7 7 6 54 321 percent 1234 5 6 7 percent over 75 70 • 74 65 • 69 60 • 64 I ::::::::N:-:.: _:_•:ww• I ::::::~:-;::::~ ••: ::=J :-:•:•:•:•:•:•:•:•:•:•:=t 1.=.•===+:::=·=·=tw=···==== I ... ~:~;~:·:·:~:~:~:~:~:~:~:~:f::;i 55 • 50 • 45 • 40 • 35 • 30 • 25 • 59 54 49 44 39 34 29 ~:. ...... I :I·W:I::.f..:: I I 20• 24 15 • 19 10 • 14 5• 9 under 5 I 76 54321 12345 67 percent 0rJ1./lian.z.t.~..._,eii 7 6 5 4 3 21 12345 6 7 percent �AGE/SEX CHARACTERISTICS POPULATION BY AGE AND SEX UNDER 5 YEARS OLD 9 YEARS OLD 5 10 - 14 YEARS OLD 19 YEARS OLD 24 YEARS OLD 29 YEARS OLD 15 - - 20 25 30 - - 35 34 YEARS OLD 39 YEARS OLD 40 - 44 YEARS OLD 45 - 49 YEARS OLD 50 - 54 YEARS OLD 55 - 59 YEARS OLD 64 YEARS OLD 84 YEARS OLD - 60 65 FEMALE MALE OVER 84 YEARS OLD 125 116 147 152 144 146 98 126 97 118 97 85 59 76 60 65 67 66 81 69 54 61 50 58 49 41 88 175 9 21 THE TRIBETWEEN THE CITY AND COMPARABLE EDUCATION LEVELS ARE COMPLETED BY THOSE AVERAGE YEARS OF SCHOOL THE COUNTY REGION. CHART SHOWS THE FOLLOWING 1 2. 4 • IS IN BOTH OLDER IN WILLIAMSTON. OF 25 YEARS AND COMPLETED BY RESIDENTS OF YEARS THE ACTUAL NUMBER COMPLETED YEARS OF EDUCATION MALE EDUCATION LE=:VELS PERSONS OVER 24 WHO HAVE COMPLETED: 8 YEARS GRADE SCHOOL 0 3 YEARS HIGH SCHOOL 1 YEARS HIGH SCHOOL 4 FEMALE 94 140 95 125 208 297 3 YEARS COLLEGE YEARS COLLEGE 89 83 39 57 OVER 4 YEARS COLLEGE 59 24 1 4 - ECONOMY WILLIAMSTON IN WHAT SECTOR OF THE SHOWS CHART THE FINAL RESIDENTS ARE EMPLOYED. 12 �EMPLOYMENT CHARACTERISTICS LABOR FORCE 14 YEARS OLD AND OVER BY SEX IN ARMED FORCES IN LABOR FORCE, FEMALE MALE 0 0 EMPLOYED 568 PROFESSIONAL, TECHNICAL 108 MANAGERS, ADMINISTRATORS 78 SALES WORKERS 39 CLERICAL AND KINDRED WORKERS 17 CRAFTSMEN AND KINDRED WORKERS 88 TRANSPORT EQUIPMENT OPERATIVES 14 LABORERS, 34 FARMERS AND FARM MANAGERS 0 FARM LABORERS AND FARM FOREMEN O SERVICE, EXCEPT HOUSEHOLD 49 PRIVATE HOUSEHOLD WORKERS 0 OCCUPATION NOT REPORTED O IN LABOR FORCE, UNEMPLOYED 19 55 125 51 NOT IN LABOR FORCE 186 UNDER 65 YEARS OLD OVER 56 122 65 YEARS OLD 0 141 OPERATIVES, EXCEPT TRANSPORT EXCEPT FARM 398 64 30 17 5 0 0 75 5 11 21 579 380 199 ONE INTERESTING NOTE IS THAT WILLIAMSTON HAS A SLIGHTLY HIGHER PERCENTAGE OF PROFESSIONAL AND MANAGERIAL EMPLOYEES IN THE MALE LABOR FORCE WHEN COMPARED TO THE TRI-COUNTY REGION. NINETEEN PERCENT OF THE MALES IN WILLIAMSTON ARE CLASSIFIED AS PROFESSIONAL COMPARED TO 17.3 PERCENT IN THE REGION. MANAGERIAL EMPLOYEES COMPOSE 13.7 PERCENT OF THE MALE LABOR FORCE WITHIN THE CITY COMPARED TO 9.6 PERCENT FOR THE REGION. SOME GENERAL CONCLUSIONS CAN BE DRAWN FROM THIS INFORMATION. FIRST, THE CITY CANNOT PROVIDE EMPLOYMENT OPPORTUNITIES TO KEEP YOUNG (20-29 YEARS OF AGE) JOB SEEKERS IN THE COMMUNITY. ENTRY LEVEL WHITE COLLAR AND MANUFACTURING EMPLOYMENT POSITIONS DO NOT EXIST IN SUFFICIENT NUMBERS. ALSO, THE EDUCATIONAL AND RECREATIONAL POSSIBILITIES OF LARGER URBAN AREAS ATTRACT YOUNGER 13 �PEOPLE AS DO ITS EMPLOYMENT ALTERNATIVES. IT SHOULD BE NOTED THAT THIS CONDITION IS NOT UNIQUE TO WILLIAMSTON. MOST COMMUNITIES WITH POPULATIONS UNDER 10,000 EXPERIENCE SIMILAR OUTMIGRATION OF THIS AGE GROUP. THERE DOES NOT APPEAR TO BE ANY MECHANISM TO REVERSE THIS TREND IN THE FORESEEABLE FUTURE, ESPECIALLY WITH WILLIAMSTON'S CLOSE PROXIMITY TO THE LANSING METROPOLITAN AREA. WILLIAMSTON'S HIGH PERCENTAGE OF RESIDENTS MAKING $5,000 A YEAR OR LESS CAN BE EQUATED TO THE HIGH PERCENTAGE OF THE RESIDENTS WHO ARE 65 YEARS OF AGE AND OLDER. THESE PEOPLE, LIVING ON FIXED INCOMES, POSE HOUSING AND RECREATION PROBLEMS TO CITY DECISION-MAKERS. SENIOR CITIZEN HOUSING PROJECTS TO MEET THEIR UNIQUE LIFESTYLE AND RECREATION NEEDS WILL HAVE TO BE CONSIDERED. THIS TYPE OF DEVELOPMENT WOULD SERVICE MANY PEOPLE OUTSIDE OF WILLIAMSTON. THE SURROUNDING TOWNSHIPS--WILLIAMSTOWN AND WHEATFIELD--ALSO HAVE SIMILAR HIGH PERCENTAGES OF OLDER RESIDENTS. ALTHOUGH THE CITY COULD NOT INITIATE A PROJECT OF THIS NATURE, ANY OUTSIDE PROPOSAL SHOULD BE ENTHUSIASTICALLY RECEIVED. 14 �POPULATION PROJECTIONS CITY PLANNING IS BASICALLY DESIGNING FACILITIES TO SERVE ADDITIONAL PEOPLE AND DECIDING WHERE IN THE COMMUNITY THESE NEW PEOPLE SHOULD RESIDE. IT IS POPULATION GROWTH WHICH MANDATES THIS PLANNING. WITHOUT GROWTH A CITY WOULD ONLY HAVE TO WORRY ABOUT THE MAINTENANCE OR REPLACEMENT OF OBSOLETE FACILITIES. WILLIAMSTON IS GOING TO CONTINUE GROWING. EAST LANSING, ITS PROXIMITY TO LANSING/ THE CONTINUAL SPRAWL FROM THE DETROIT AREA, AND WILLIAMSTON'S OWN NATURAL INCREASE WILL BOAST THE CITY'S POPULATION TO 3760 BY THE YEAR 2000. Two FACTORS INFLUENCE POPULATION INCREASE FOR A COMMUNITY: NATURAL INCREASE - BIRTHS MINUS DEATHS, OR OUT OF A COMMUNITY. 1) AND 2) NET MIGRATION INTO (A THIRD FACTOR, ANNEXATION IS ALSO SOME- TIMES USED IN MAKING POPULATION PROJECTIONS. FOR THE PURPOSES OF THIS STUDY, ANNEXATIONS ARE NOT CONSIDERED.) BY USING THESE FACTORS AND MORE SPECIFICALLY, THE COHORT-SURVIVAL METHOD FOR DETERMINING NATURAL INCREASE AND INVESTIGATING PAST TRENDS FOR MIGRATION, AN ESTIMATE OF THE FUTURE POPULATION CAN BE MADE. THE FOLLOWING CHART SHOWS THE POPULATION PROJECTIONS FOR WILLIAMSTON AND SURROUNDING COMMUNITIES. THE APPENDICES HAVE A DETAILING OF THE POPULATION PROJECTION METHODOLOGY. 1950 1960 1970 1980 1990 2000 WILLIAMSTON CITY 2,051 2,214 2,600 3,068 3,442 3,760 WILLIAMSTOWN TOWNSHIP 1 , 175 1,963 2,847 3,862 4,897 5,953 · 761 898 1 , 1 77 1 , 5 71 1 , 915 2,251 WHEATFIELD TOWNSHIP INGHAM COUNTY 172,941 211,296 261,039 290,068 319,437 346,554 THE CHART INDICATES THAT THE COUNTY WILL EXPERIENCE A GROWTH FROM 1970 TO 2000 OF 34 PERCENT. THE TOWNSHIPS SURROUNDING WILLIAMSTON HAVE PROJECTED GROWTH RATES OF 91 PERCENT AND 108 PERCENT RESPECTFULLY FOR WHEATFIELD AND WILLIAMSTOWN. AND WILLIAMSTON WILL GROW BY 1160 PEOPLE OR 45 PERCENT. 15 �THESE FIGURES WILL BE USED IN DETERMINING LAND ALLOCATIONS FOR DIFFERING LAND USE CATEGORIES, SEWER LINE CAPACITIES AND OTHER COMMUNITY FACILITIES NEEDS. THESE FIGURES COULD ALSO BE USED IN PROJECTING CITY REVENUES FOR CAPITAL IMPROVEMENT PURPOSES. 16 ���WATER THE WILLIAMSTON AREA IS DRAINED BY A COMPLEX NATURAL AND MANMADE SYSTEM. THE MAIN COMPONENT, THE RED CEDAR RIVER, VARIETY OF CREEKS AND DRAINS. IS FED BY A THE DEER AND DOAN CREEKS TO THE SOUTH OF THE CITY DRAIN LARGE ACRES OF AGRICULTURAL LANDS IN WHEATFIELD, LEROY, INGHAM AND WHITE □ AK TOWNSHIPS. TO THE NORTH THE HILL DRAIN AND THE SQUAW CREEK MOVE STORM WATER OFF SIMILAR LAND ACTIVITIES. MAP 2 SHOWS THE LOCATION, TYPE AND SIZE OF INDIVIDUAL DRAINS WITHIN THE AREA. THE DRAINAGE PATTERN EXHIBITED BY THE WILLIAMSTON AREA IS THE RESULT OF EVENTS 30,000 YEARS AGO. CONTINENTAL GLACIERS ADVANCED OVER THE AREA AND COVERED WILLIAMSTON WITH HUNDREDS OF FEET OF ICE AND SUSPENDED GRAVEL AND SOIL. GLACIERS STARTED RECEDING. ABOUT 15,000 YEARS AGO THE THE FOLLOWING SKETCHES SHOW HOW THE DRAINAGE NETWORK WAS FORMED. ANOTHER IMPORTANT RESULT OF THE RECEDING GLACIERS WAS TO BURY THE CITY'S WATER SUPPLY WITH A PROTECTIVE LAYER MEASURING HUNDREDS OF FEET IN DEPTH OF GRAVEL AND SAND. BEFORE THE GLACIERS COVERED THE AREA THE PRIMARY LAND FEATURE WAS AN EXPOSED BED OF SANDSTONE 300 TO 900 FEET IN THICKNESS, CALLED THE SAGINAW FORMATION. THIS SANDSTONE HAS ENOUGH PERMEABILITY TO STORE VAST QUANTITIES OF WATER. WITHOUT THE OVERLAYING GLACIAL DEPOSITS WHICH PROTECT THE SANDSTONE BED FROM POLLUTION, MUCH HIGHER TODAY. WILLIAMSTON'S WATER COSTS WOULD BE THE GRAVEL AND SAND DEPOSITS, CALLED GLACIAL DRIFT, ALSO PROVIDE WATER SUPPLIES TO MANY INDIVIDUAL USERS. CITY WOULD BE HARD PRESSED, THOUGH, THE TO TAP GLACIAL DRIFT SUPPLIES, SINCE THEIR CAPACITY FOR WATER EXTRACTION IS MORE LIMITED THAN THE SAGINAW FORMATION. THE FINAL ASPECT OF WATER TO BE DISCUSSED IN THIS SECTION IS WATER POLLUTION. ALL CITIZENS. WATER POLLUTION POSES MANY COSTLY PROBLEMS TO MANY HEALTH HAZARDS AND DECREASED RECREATIONAL OPPORTUNITIES ARE WELL KNOWN AND DOCUMENTED. GROUNDWATER CONTAMINATION IS NOT SO APPARENT. ANOTHER PROBLEM OF OF THE AVERAGE 31 INCHES OF RAIN WHICH FALLS ON WILLIAMSTON YEARLY, 24 INCHES RETURN TO THE ATMOSPHERE THROUGH EVAPORATION AND TRANSPJRATION FROM PLANTS. AVERAGE SURFACE RUNOFF IS SEVEN INCHES, OF WHICH 19 �- 1 .f -, I l l f I -<1 2 0 2 4 6 MILES II I I I I 43° 00' ' C' l- 43°00'\ I / J,, (" ' I 1;' I (i /' 50' / _; 1-- .,-,o·~ - !, ~ ,o·rt? Alo. I·· ,, / C' 40' I (" I I •,i," 'c(' . - / f85°00' 50' 40 ' -\I 30' 42° 10' i t.-- 4 0' 8 5"00' 84 °10' 20' B. - As the glaciers melted northward, some melt water h gan to drain through what is now the Thornapple Rh A. - During the early melting stages of the glaciers most melt water drained through the Battle Creek drainage system. basin. rr I; I }r I l 43 °00') 2 0 2 4 6 MILES LLLJ_l J , \(. \I s l' : 50' 40' 40' ' . I;;;·- · I? I J____J ) ;~~ ( rLo/ J 42' 30' 85'00' 50' 40' C. - With further melting, some melt water began to drain westward along an early ancestor of the Grand River. s~·oo· 50• 40' V. - By the time active glaciers had nearly melted from tht . · the Thornapple, Grand, Cedar, a!1d Loo k'ing Gla.'\S, region, Rivers had assumed most of their present drainage pattcl'W and were draining most of the region. -Drainage in the Tri-County region is a direct result of active glaciation. �Il ~~ (") ~ - r' ::...iZ 0 mO ::o::o (./) I m (.J) m 0 )i 80 ZIMMER JJ :• z)> 9,-< ):> \ !!t ::E .. EZ 0 1) m z ie5 ~m 0 BEEMAN ......······ .. ···········•··· ••~ILLIAMSTON ··•..... ................··•·• ~ =i () :::r: . 7 r r ····· ..... VANNETER U) m fT1 I I I I I I 0 �ABOUT THREE INCHES IS IN DIRECT SURFACE RUNOFF AND FOUR INCHES IS GROUNDWATER RUNOFF.* THIS FOUR INCHES IS PRIMARILY DISCHARGED TO THE GROUNDWATER ALONG THE BANKS OF THE RED CEDAR. So AS LONG AS THE RED CEDAR IS POLLUTED THE WATER REACHING THE GOUNDWATER SUPPLY CONTAINS CONTAMINATION. EVENTUALLY THE WATER EXTRACTED FOR PRIVATE AND INDUSTRIAL USE WILL REQUIRE MORE SOPHISTICATED TREATMENT, WHICH IS VERY COSTLY, ~EFORE IT CAN BE USED. WATER POLLUTION IS GENERATED IN THREE BASIC WAYS. DISCHARGERS LIKE THE CITY TREATMENT PLANT, DIRECT INTERMITTENT DISCHARGERS ON STORM DRAINS AND DISCREET DISCHARGES COMMONLY REFERRED TO AS NONPOINT SOURCE POLLUTION. THE WILLIAMSTON WASTEWATER TREATMENT PLANT DISCHARGES A VERY HIGH QUALITY OF EFFLUENT AND DOES NOT DEGRADE WATER QUALITY APPRECIABLY. THE OTHER TWO WATER POLLUTION TYPES WILL POSE PROBLEMS TO THE CITY IN THE PLANNING PERIOD. THE DISCHARGE FROM STORM DRAINAGE MAY HAVE TO RECEIVE TREATMENT IF THE U.S. ENVIRONMENTAL PROTECTION AGENCY UNDER THE AUTHORITY OF THE 1972 WATER POLLUTION CONTROL ACT DEEMS IT NECESSARY. STORM WATER DISCHARGE CONTAINS LARGE AMOUNTS OF DIRT, PETROLEUM PRODUCTS AND ORGANIC MATTER. THESE CONTAMINANTS MAKE THIS DISCHARGED WATER AS BAD AS THE DISCHARGE FROM A PRIMARY TREATMENT PLANT (WHICH REMOVES ONLY ABOUT 35 PERCENT OF THE CONTAMINANTS). WILLIAMSTON MAY HAVE TO CONSIDER THE TREATMENT OF THIS WATER AT THE PRESENT WASTEWATER TREATMENT PLANT, OR THE DIVERSION OF WATER TO SOME TYPE OF SETTLING BASIN. THE OTHER AREA OF NONPOINT SOURCE POLLUTION--PRIMARILY SOIL EROSION AND POORLY DESIGNED NEW DEVELOPMENTS WHICH ALLOW DIRECT DISCHARGE OF WASTES FROM PARKING LOTS TO DRAINS AND STREAMS--CAN BE ADDRESSED TODAY BY DECISION-MAKERS WITHIN WILLIAMSTON. THE BIGGEST WATER POLLUTANT WITHIN THE STATE OF MICHIGAN IS SOIL EROSION. SOIL EROSION AND SEDIMENTATION CONTROL ACT, INGHAM COUNTY DRAIN COMMISSIONER, CONTROLLING THIS POLLUTANT. ADMINISTERED THE BY THE IS THE PRIMARY MEANS OF PLANS FOR ON-SITE SOIL CONTROL DURING CONSTRUCTION OF ANY BUILDING HAVE TO BE SUBMITTED TO THIS ENFORCEMENT AGENT AND MONITORED FO R COMPLIANCE. THE CITY CAN DO ITS PART BY ONLY APPROVI'NG SITE PLANS WHICH HAVE ADEQUATE ON-SITE * WATER SUPPLY DEVELOPMENT AND MANAGEMENT ALTERNATIVES FOR CLINTIW> EATON AND INGHAM COUNTIES, MICHIGAN, VANLIES, WOOD AND BRUNETT, 1969, P. 13. 22 �RETENTION OF STORM WATER FOR THE INDUCEMENT OF SETTLING OF IMPURITIES AND BY PROTECTING SOILS WHICH HAVE A HIGH EROSION POTENTIAL. SOILS AND TOPOGRAPHY SOILS ARE MAN'S MOST PRECIOUS NATURAL RESOURCE. WATER AND AIR HAVE SOME NATURAL CAPACITIES FOR SELF-PURIFICATION BUT WHEN SOILS ARE POLLUTED OR LOST THROUGH EROSION, THEY ARE GONE FOREVER. TAKES HUNDREDS OF YEARS TO CREATE SOILS. IT SANDS AND CLAY SOILS ARE MADE THROUGH WEATHERING AND CHEMICAL DECOMPOSITION OF LARGER PARTICLES. ORGANIC SOILS--LOAMS, MUCK AND PEAT--ARE MADE THROUGH THE BREAKING DOWN AND SETTLING OF PLANT AND ANIMAL MATERIAL IN A SPECIFIC LOW-LYING AREA. As MENTIONED EARLIER, ARE WITHIN THE PLANNING AREA. 34 TYPES OF SOILS MAP 3 SHOWS THE LOCATION OF THESE SOILS AND OUTLINES THEIR CHARACTERISTICS AND LIMITATIONS FOR RECEIVING URBAN-TYPE CONSTRUCTION. As MAP 3 INDICATES, THE SOILS IN THE WILLIAMSTON AREA RANGE FROM SLIGHT TO VERY SEVERE IN THEIR LIMITATIONS FOR INTENSIVE USE. SOILS HAVING THE GREATEST LIMITATIONS FOR URBAN USES ARE THE ORGANICS FOUND ALONG THE RED CEDAR RIVER BELOW THE CITY, AND ALONG THE DRAINAGE COURSES. As WOULD BE EXPECTED, MOST EXISTING DEVELOPMENT HAS TAKEN PLACE WHERE SOIL LIMITATIONS ARE EITHER SLIGHT OR MODERATE. TRUE IN CENTRAL, NORTH AND WEST WILLIAMSTON. THIS IS AT THE SAME TIME, MOST AREAS WHICH HAVE NOT DEVELOPED DO HAVE SOIL TYPES WHICH POSE LIMITATIONS. THIS IS PARTICULARLY TRUE EAST OF WILLIAMSTON ROAD AND SOUTH OF THE CITY LIMITS EXTENDING TO l-96. GENERALLY FOUND WEST OF WILLIAMSTON, BUT SOIL TYPES NORTH OF GRAND RIVER AVENUE AND EAST OF ZIMMER ROAD EXHIBIT THE BEST SUITABILITY FOR DEVELOPMENT. MAP 4 SHOWS THE TOPOGRAPHIC CONTOURS WITHIN THE PLANNING AREA. As INDICATED BY THE MAP, THE AREA IS CHARACTERIZED BY MILDLY SLOPING HILLS AND WIDE EXPANSES OF FLAT AREAS. TOPOGRAPHIC CONSIDERATIONS SHOULD NOT CAUSE GREAT CONCERNS IN DEVELOPMENT DECISIONS. 23 �_j\ ~ -=~ ~ - \____) ~ ~~" ' - ' - " ' - " ' ' GOOD MODERATE P @~ VERY POOR ~ ~ EXCAVATED MATERIAL _-, ~l~~1 -_-_- _-_- =~~~-~ ~- ~~-):=_ -- 1 {i~i1l!~ ~-~~~~~if~t- Jt!:=:=~~f :==:_ :·==·:::::::::::::illl\il\it~:::::::- , �§d7J ZIMMER g_ ~o ~G) ~:Il § )> 7J I ~ :::0 ~ D ~ !"Tl BEEMAN 00 00 00 ]~ 7 lD CJ) 'O ~ 1/b I I \ 12 �FLOODPLAIN THE RED CEDAR RIVER AND DEER CREEK OVERFLOWED THEIR BANKS IN APRIL OF 1975. THIS FLOOD WAS CLASSIFIED AS A 100-YEAR FLOOD AND WAS THE DIRECT RESULT OF AN UNUSUAL FIVE-INCH RAINSTORM 1WHICH FELL ON SATURATED SOILS. A 100-YEAR FLOOD, WHICH IS TECHNICALLY CALLED AN INTERMEDIATE REGIONAL FLOOD, IS ONE WHICH HAS STATISTICAL CHANCE OF OCCURRING ONCE IN A HUNDRED YEARS DESIGNATED LOCATION, AT A ALTHOUGH THIS MAGNITUDE OF FLOOD COULD OCCUR IN ANY YEAR. IN THE 1975 FLOOD, TWENTY HOMES AND FIVE BUSINESSES WERE FLOODED, WITH DAMAGE COSTS IN THE THOUSANDS OF DOLLARS. WILLIAMSTON TOOK STEPS TO CONTROL CONSTRUCTION WITHIN THE FLOODPLAIN WHEN IT ENACTED THE BASIC REQUIREMENTS OF THE NATIONAL FLOOD INSURANCE PROGRAM. THIS WILL ALLOW THE EXISTING STRUCTURES IN THE FLOOD HAZARD AREA TO OBTAIN SUBSIDIZED FLOOD INSURANCE. THE CITY HAS ALSO ADOPTED STRICT ZONING REGULATIONS FOR THE FLOODPLAIN AREA WHICH WILL CONTROL FUTURE DEVELOPMENT IN THE FLOOD HAZARD AREA, AND THUS MINIMIZE LOSSES WHEN THE NEXT FLOOD OCCURS. THE EXTENT OF THE 100-YEAR FLOODPLAIN. THE PLAN MAP ALSO DESIGNATES THIS SAME AREA FOR PROTECTION. 26 MAP 5 SHOWS �V~7C II_ ---==lc::i]======,MMER==========ir==l=I=====/ =rr====;ll z rtj ,, ::or s.: 0 rn I I ·~ .. I I ..,,o 0 r~O o;.; -u ornr ., . .::,~./? 1 .· ~ O:;o )> .._,rr, G) l> ,,, BEEMAN ., ") ~~·d~~ ~ ========, ~::;:=:==~~W~ILLIA~MSTO~N 't:::::i ~ 1,;;;..---1-r,rr ;1 z ::::"ti·~- ==i===='\r-. -7--=• ~ .- ;. ~ I ;iiJt::::::;:;~;:~;w;jfJ,., { ; . ~ I I ] • l :,: .. · . ;::\,: iO z z)> u, r 0 ., .. ~.«.'• ; ..·, 1/ I '~~- ] :•: . ./:~;/t:-':·:·.-':I;~~?;:i::,.,. ' L-.;~~F ,-i~/\,,.,.c ·-. □ r ~==~~ ~ VANNETER I i >\/..-: I 7 \'r/t· ·._._,: ~ g 0 / ./\\.:.: II : 0 } • ��THE BUILDINGS A CITY IS MADE UP OF MANY THINGS. THE LAND IT IS BUILT UPON. THE PEOPLE WHO R SIDE THERE. THE COMMUNITY SPIRIT EXEMPLIFIED BY ITS PEOPLE'S HOPES AD ASPIRATIONS. OF ANY COMMUNITY IS ITS BUILDINGS. BUT THE MOST VISIBLE COMPONE THE BUILDINGS IN A CITY ARE ALSO A REFLECTION OF THE PEOPLE WHO LIVE IN THEM, AD OF THE RESIDENTS' COMMUNITY SPIRIT. W LL-KEPT HOMES, CEA BUSINESS BUILDINGS AND EFFICIE T COMMU ITY SERVICES INDICATE THAT PEOPLE ARE PROUD OF AND CONCERNED FOR THE CITY'S FUTURE. THIS SECTION OF THE WILLIAMSTON COMPREHENSIVE DEVELOPMENT PLAN WILL LOOK AT THE BUILDINGS AND STRUCTURES IN THE CITY. COMMUNITY SERVICES SUCH AS SCHOOLS, SEWAGE DISPOSAL, ROADS AND RECREATION LAND WILL ALSO BE ANALYZED TO DETERMINE THEIR PRESENT CAPACITY AND REQUIREMENTS FOR EXPANSION TO MEET FUTURE NEEDS. EXISTING LAND UsE ACTIVITIES MAP 6 SHOWS THE EXISTING LAND USE ACTIVITIES WITHIN WILLIAMSTON. A MEASUREMENT OF THE ACREAGE COVERED BY DIFFERENT USE CLASSIFICA TIONS IS SUMMARIZED IN THE FOLLOWING CHART. EXISTING LAND USE MEASUREMENTS CITY OF WILLIAMSTON Lat:!12 UsE ~~BEAGE SINGLE FAMILY I QE T□ JAb 190.41 34.26 Two FAMILY 12.79 2.30 MULTIPLE FAMILY 25.60 4.61 0 .. 92 0. 1 7 VACANT LAND 81.27 14.62 COMMERCIAL 37.88 6.82 INDUSTRIAL 58.88 10. 59 PUBLIC 96.30 17.33 SCENIC PUBLIC §1.ZJ 21~1 MIXED Uses TOTAL 555.78 100.00 RESIDENTIAL USES ACCOUNT FOR THE BULK OF THE LAND USE ACTIVITY WITHIN WILLIAMSTON THE PREDOMINANT MAJORITY O AD OFT TRUCTUR IN TOTAL, SINGLE FAMILY HOMES ARE C NT YEARS, HOWEVER, THE NEW RESIDENTIAL CO TION HA 0 BEN THE MULTIPLE �SCALE 0 jhJ -------~~ CJ Low Density Residential E Medium Density Residential z High Density Residential h:•::·:,: I Commercial @~:f#j~ Industrial -Public lllll Semi-Public ~ ~ <( :J _j i J~ LINN 1400 2800 �FAMILY UNIT AND MOBILE HOME DEVELOPMENTS. THIS TREND IS NOT UNUSUAL AS IT IS OCCURRING NATIONWIDE BECAUSE OF INFLATION IN THE CONSTRUCTION INDUSTRY AND HIGHER MORTGAGE RATES FROM LENDING INSTITUTIONS. OVERALL, THE CONDITION OF HOUSING IN THE CITY IS GOOD. ACCORDING ij THE 19 70 U. S. CENSUS THE AVERAGE VALUE OF OWNER OCCUPIED UN ITS WAS $16,000. WITH THE EXCEPTION OF A FEW UNITS, PLUMBING FACILITIES, HOT AND COLD WATER AND FULL KITCHEN FACILITIES WERE OPERATIONAL IN THE 862 UNITS COUNTED. HOUSING IN THE CITY IS ALSO OF DECENT SIZE, WITH 5.5 ROOMS PER STRUCTURE BEING THE MEDIAN SIZE. HOUSING INFORMATION IS AVAILABLE FOR REVIEW MORE DETAILED IN THE APPENDICES. COMMER CI AL LAND USES GENERALLY FOLLOW GRAND RI VER AVENUE ALONG MOST OF I TS LENGTH, AL THOUGH THE GREATEST CONCENTRATION IS BUSINESS DISTRICT. IN THE CENTRAL OUTSIDE OF THE CENTRAL BUSINESS DISTRICT MOST ~ THE COMMERCIAL USES ARE OF THE CONVENIENCE TYPE: FOOD AND GAS. INDUSTRIAL DEVELOPMENT IS MORE PREDOMINANT ALONG WEST GRAND RIVER AVENUE IN THE VICINITY OF CORWIN ROAD, WHERE THERE IS ACCESS TO THE C&D, ., AND EAST OF WILLIAMSTON ROAD SERVICING THE AGRICULTURAL ENTERPRISES WHICH SURROUND THE CITY. THE 96 • 3 ACRES OF PUBLIC LANDS ARE SCHOOLS, GOVERNMENTAL BUILDINGS , PARKS AND OTHER COMMUNITY SERVICE INSTALLATIONS. THESE FACILITIES WILL BE DESCRIBED IN MORE DETAIL IN SUBSEQUENT SECTIONS. THE OTHER MAIN CATEGORY--THE 52 ACRES OF scr:NIC PUBLIC LANDS--INCLUDES THE COUNTRY CLUB AND VARIOUS CHURCH PROPERTIES. COMMUNITY FACILITIES SCHOOLS THE CITY IS THE CORE OF THE WILLIAMSTON COMMUNITY SCHOOL DISTRICT, THIS DISTRICT, ONE OF THE LARGEST IN THE TRI-COUNTY REGION, SERVES PARTS OF ALAIEDON, LEROY, LOCKE, MERIDIAN, WHEATFIELD AND WILLIAMSTOWN TOWNSHIPS WITH AN ESTIMATED POPULATION OF 7,200 IN 1970. TOTAL SCHOOL ENROLLMENT FOR THE 1974 SCHOOL YEAR WAS ESTIMATED AT 1,896 STUDENTS ATTENDING FOUR SCHOOL FACILITIES ON THREE LEVELS-TWO ELEMENTARY ( K-5) , ONE MI DOLE SCHOOL ( 6 & 8) AND ONE HIGH scHO OL • �PRESENTLY, CLASSROOMS ARE NOT PARTICULARLY OVERCROWDED. HOWEVER, PORTABLE FACILITIES ARE BEING USED AT BOTH THE MIDDLE AND HIGH SCHOOLS. ALL FOUR OF THESE SCHOOLS ARE LOCATED WITHIN THE CITY LIMITS. Two PAROCHIAL SCHOOLS ALSO OPERATE IN THE AREA. ST. MARY'S CATHOLIC ELEMENTARY SCHOOL (1-6) HAS ENROLLMENT OF APPROXIMATELY 134 STUDENTS. THE SEVENTH DAY ADVENTIST SCHOOL HAS AN ENROLLMENT OF ABOUT 16 STUDENTS IN GRADES 1-8. THE NUMBER OF COLLEGE-BOUND HIGH SCHOOL GRADUATES IS ON THE DECLINE, WITH ONLY ABOUT 40 PERCENT OF THE 1973 GRADUATES EXPECTING TO ENTER COLLEGE AS COMPARED TO 50 PERCENT IN 1972 AND 70 PERCENT IN 1971. So AS A RESULT MORE EMPHASIS IS BEING PLACED ON VOCATIONAL TRAINING AT THE HIGH SCHOOL LEVEL. THE ONLY TENTATIVE PLANS TO DATE FOR SCHOOL EXPANSION IS THE REPLACEMENT OF THE MIDDLE SCHOOL BUILT IN 1929. THE PRESENT STRUCTURE IS CONSIDERED UNSOUND AND IS LOCATED ON A SUBSTANDARD SITE. No DATE HAS BEEN ESTABLISHED FOR THIS REPLACEMENT, ALTHOUGH IT SHOULD OCCUR SOON. A SUMMARY OF SCHOOL FACILITIES IS PROVIDED IN THE APPENDICES. PUBLIC BUILDINGS FIRE PROTECTION IS PROVIDED TO WILLIAMSTON, THE TOWNSHIPS OF WILLIAMSTOWN AND WHEATFIELD AND THE W~STERN HALF OF LOCKE TOWNSHIP ON A VOLUNTEER BASIS. AMBULANCE SERVICE IS ALSO PROVIDED ON A VOLUNTEER BASIS COVERING THE SAME JURISDICTIONS, WITH THE ADDITION OF THE REMAINDER OF LOCKE TOWNSHIP AND ALL OF LEROY TOWNSHIP. THE EQUIPMENT MAINTAINED BY THE DEPARTMENT IS ADEQUATE FOR ITS BASIC RESPONSIBILITY. THE ECONOMIES OF MAINTAINING A LARGER FORCE WOULD BE PROHIBITIVELY EXPENSIVE. THE DENSITY OF POPULATION IN THE NINETY SQUARE MILES THAT THE FORCE MUST COVER IS FIFTY PERSONS PER MILE OUTSIDE OF WILLIAMSTON. EVEN WITH THIS DISPERSED AREA, THE DEPARTMENT HAS AN EXCELLENT RESPONSE TIME OF BETWEEN ONE-ANDA-HALF TO THREE MINUTES. THE CITY FIRE HYDRANTS ARE MAINTAINED BY THE CITY AND ARE NOT PART OF THE DEPARTMENT'S RESPONSIBILITY. PERIODIC CHECKING OF THESE HYDRANTS IS PERFORMED BY THE MICHIGAN INSPECTION BUREAU. 33 �SCALE 0 1400 2800 J I l ~ m - GRA,-.RIVER AVE. '·-~~··F '.?~ ---WALLACE -r-,,----- ■ A PARK SITES ~~1, D WILLIAMSTON MEMORIALPARK B McCORMICK PARK C DEER CREEK PARK D THE "WELL SITE 11 PROPERTY E F , .11 ~TJf!::£ - - - · CJ ------. II ·, - ------- ----- IIZ 111::f ~ I WASTEWATER TREATMENT PLANT WEST WILLIAMSTON · WELL NO. 3 i~ LINN 7 C _/ , (_ ~ --- ----------- -..; �POLICE PROTECTION IS PROVIDED BY SIX FULL-TIME EMPLOYEES OF THE CITY, UTILIZING TWO POLICE VEHICLES, ONE OF WHICH IS REPLACED ANNUALLY. OFFICERS ON THE FORCE MUST HAVE 240 HOURS OF POLICE ACADEMY TRAINING OR HAVE WORKED FOR ANOTHER POLICE FORCE FOR AT LEAST THREE YEARS. POLICE DEPARTMENT PERSONNEL ARE DISPATCHED THROUGH A COMMON FACILITY WITH THE FIRE DEPARTMENT. THE CITY OF WILLIAMSTON PRESENTLY OWNS FOUR STRUCTURES USED FOR ADMINISTRATIVE AND PROTECTIVE SERVICES. THEY ARE THE CITY HALL, A RECENTLY ACQUIRED CAR DEALERSHIP BUILDING (COMMONLY REFERRED TO AS THE CITY HALL ANNEX), THE WILLIAMSTON POLICE AND FIRE DEPARTMENT BUILDING AND THE PUBLIC WORKS BUILDING. OF THESE STRUCTURES, PUBLIC WORKS BUILDING AND THE CITY GARAGE NEED REPLACEMENT. THE THE PUBLIC WORKS BUILDING IS TOO SMALL TO OPERATE EFFICIENTLY AND IS LOCATED IN THE FLOODPLAIN. PARKS AND RECREATION THE WILLIAMSTON COMMUNITY PARK AND RECREATION SYSTEM OPERATES UNDER POLICIES DEVELOPED BY A CITY RECREATION COMMISSION ESTABLISHED BY THE CITY COUNCIL. MAINTENANCE OF THE PARKS SYSTEM IS DONE BY A PARKS DIVISION WITHIN THE DEPARTMENT OF PUBLIC WORKS. MAP 7 SHOWS THE LOCATION OF THE EXIST-ING PARKS WITHIN THE CITY. THESE SITES WERE DEVELOPED UNDER A PLAN DEVELOPED IN 1971 BY VICTOR HOGG. PLAN. AREA A - THE FOLLOWING ARE THE PARKS IN EXISTENCE UNDER THAT WILLIAMSTON MEMORIAL PARK. THIS AREA WAS SPECIFICALLY ACQUIRED IN THE LATE 1950S FOR DEVELOPMENT AS A RECREATIONAL PARK. IT COMPRISES ABOUT 13 ACRES OF GENTLY SLOPING GROUND AND A PLEASANT VISTA OF THE RIVER. IT rs PRIMARILY OPEN GROUND, EXCEPT FOR A NARROW WOODED BORDER ALONG THE RIVER. A NARROW CHANNEL OF THE RIVER ISOLATES A SMALL PORTION OF THE LAND KNOWN AS SCOUT ISLAND. THE SITE IS EXCELLENT FOR ACTIVE SPORTS. DENNIS COLLINS MEMORIAL POOL IS LOCATED HERE, FACILITIES FOR OTHER SPORTS. RELATIONSHIP TO THE RIVER. LAND ADJACENT TO THE PARK, THE AS ARE IT HAS AN EXCELLENT A POSSIBILITY EXISTS THAT TO THE EAST, WILL SOON BE 35 �AVAILABLE FOR ACQUISITION BY THE CITY. THIS LAND IS SHAPED BY EARLIER MINING OPERATIONS AND CONSISTS OF RELATIVELY HIGH MOUNDS AND NARROW VALLEYS. IT IS COVERED WITH SECOND GROWTH TIMBER AND CONTAINS AN EXCELLENT, DAMMED LAGOON AT A SLIGHTLY HIGHER ELEVATION THAN THE RIVER AT NORMAL LEVEL. AREA B - McCORMICK PARK. THIS LONG-ESTABLISHED PARK WAS DEDICATED TO THE CITY BY THE BOARD OF COUNTY COMMISSIONERS. IT CONSISTS OF RELATIVELY FLAT, GRASSY TURF WITH SCATTERED, MATURE TREES. THE GENTLY CURVING BANK OF THE MILLPOND OF THE RED CEDAR GIVES IT EXCELLENT VISUAL QUALITIES. IT IS CONVENIENTLY LOCATED FOR MANY OLDER RESIDENTS OF THE COMMUNITY. IT HAS A HIGH POTENTIAL FOR DEVELOPMENT AS A PLACE FOR FAMILY GROUPS, PICNICS AND LESS ACTIVE SPORTS. IT IS RECOGNIZED AS A PLEASANT PLACE TO FISH AND THE RIVER IS KNOWN AS AN EXCELLENT STREAM FOR NORTHERN PIKE, BASS AND PAN FISH. THIS PARK IS WELL SITUATED TO FUNCTION AS A CENTER FOR RIVER-ORIENTED SPORTS AND ACTIVITIES. AREA C - DEER CREEK PARK. THE NORTHERN PORTIONS OF THIS LAND ARE DEDICATED TO RECREATIONAL PURPOSES. THE SOUTHERN PORTION CONTAINS THE CITY GARAGE AND IS THE SITE OF A PREPARED SKATING RINK WHICH IS FLOODED AND MAINTAINED BY THE DEPARTMENT OF PUBLIC WORKS EACH WINTER. THE UNDEVELOPED PORTION OF THE PROPERTY IS VERY LOW AND OFTEN FLOODED. THIS LAND ALSO CONTAINS MANY MATURE TREES. AREA D - THE "WELL SITE" PROPERTY. THIS PROPERTY WAS ACQUIRED BY THE CITY FOR THE LOCATION OF A NEW CITY WELL, IT IS LIMITED, AT PRESENT, BY DIFFICULT ACCESS BUT HAS A HIGH POTENTIAL AS A NATURAL AREA AND AS A CONVENIENT AND WELL-SUITED AREA FOR CAMPING ACTIVITY. NOT A LARGE STREAM, DEER CREEK, THOUGH IS VERY PRETTY AND COULD, WITH MINIMUM DEVELOPMENT, PROVIDE A NEEDED RECREATIONAL RESOURCE FOR THE COMMUNITY. AREA E - THE WASTE WATER TREATMENT SITE. THE TREATMENT FACILITIES FOR THE CITY. THIS LAND CONTAINS EXPANSION OF THE PLANT AS A TERTIARY TREATMENT PLANT IS USING MUCH OF THE AVAILABLE LAND. BUT THE EASTERN PORTION, THOUGH LOW AND SWAMPY, HAS SOME DEVELOPMENT POTENTIAL. 36 �AREA F - WEST WILLIAMSTON (WELL N3). THIS CITY-OWNED PROPERTY IS THE LOCATION OF ONE OF THE CITY'S WATER WELLS. ITS POTENTIAL IS NOT GREAT, HOWEVER, AS IT IS RELATIVELY FLAT, UNWOODED AND LOCATED ACROSS THE RATHER BUSY HIGHWAY FROM THE MAJORITY OF RESIDENTS OF THE WEST WILLIAMSTON AREA. COMMUNITY SERVICES WATER SUPPLY As PREVIOUSLY DISCUSSED IN THE SECTION ABOUT THE ENVIRONMENT, WILLAMSTON RECEIVES ITS WATER SUPPLIES FROM GROUNDWATER. TAPS THE UNDERGROUND ACQUIFER AT THREE SITES. AND 3 (NO. THE CITY CITY WELLS No. 2 1 WAS ABANDONED A NUMBER OF YEARS AGO) ARE LOCATED ALONG THE C&O RAILROAD TRACKS BEHIND THE MIDDLE SCHOOL. EACH WELL IS 160 FEET DEEP AND IS DRIVEN BY 480-VOLT THREE-PHASE ELECTRIC MOTORS. CHLORINATION IS PROVIDED AT ALL WELL SITES IN ACCORD WITH MICHIGAN PUBLIC HEALTH REGULATIONS. CITY WELL No. 4 IS A STANDBY WELL, POWERED BY ELECTRICITY AND AN OPTIONAL GASOLINE ENGINE, TO BE USED IN CASE OF POWER OR MECHANICAL FAILURE IN THE OTHER TWO WELLS. WELLS 2 AND 3 PROVIDE APPROXIMATELY 288,000 GALLONS PER DAY OF ACCEPTABLE QUALITY WATER. THIS AMOUNT OF WATER JUST MEETS THE NEEDS OF THE EXISTING POPULATION. BECAUSE OF THIS, SELECTED TWO POSSIBLE SITES FOR EXPANSION. STUDY BY WILLIAMS AND WORKS, THE CITY HAS A GROUNDWATER RESOURCE ENGINEERS, SHOWED TWO AREAS OF WATER BEARING FORMATIONS--ON THE HIGH SCHOOL PROPERTY AT VAN ETTES AND MITCHELL ROADS AND IN THE SOUTH END OF THE CITY ADJACENT TO DEER CREEK. BASED ON THIS STUDY, TESTS BY LAYNE-NORTHERN Co., THE CITY COMMISSIONED ADDITIONAL INC., WHO DRILLED A TEST WELL ON THE DEER CREEK SITE. THEY FOUND THAT THIS FIELD COULD GENERATE TWO 3 SO-GALLONS-PER-MINUTE WELLS, OR AN ADDITIONAL 504,000 GALLONS OF WATER PER DAY. THE TOTAL WATER AVAILABLE FROM WELLS 2, 3 AND 5 WILL BE APPROXIMATELY 692,000 GALLONS PER DAY--OR SUFFICIENT WATER TO MEET DEMANDS THROUGH THE LATE 1970S. DURING THE PLANNING PERIOD A SECOND WELL SHOULD BE DRILLED AT THE DEER CREEK FIELD TO MEET INCREASED DEMAND. THAT WOULD INCREASE THE WELL CAPACITY TO 1 296 000 ' • GALLONS PER DAY. 37 �i=:iJ/ ][Jt 11 I I I I CORWIN I I I I I ----- I ~ J:> r ~l'Tl ~ ~ ] BEEMAN I I nf{a=:~r I PUTMAN ~ir===~f!:~WIL=:=:=LIA~Ms=roN=====1-----. f r = ~~ ~ ~\ : ~ ~rr=:t ~=;i=========~ z z / MILL VANNETER I I I I I I I 0 1/1 ("\ -~ g 7 ...)>m �MAP 8 SHOWS THE LOCATION AND SIZE OF THE EXISTING WATER DISTRIBUTION SYSTEM. EIGHTY PERCENT OF THE WATER MAINS IN USE TODAY WERE CONSTRUCTED EITHER IN 1937 OR 1948. THESE MAINS ARE CAST IRON AND SHOULD HAVE A LIFE EXPECTANCY OF 50 TO 100 YEARS. MAINS CONSTRUCTED WITHIN THE PAST FEW YEARS ARE DUCTITE IRON, WHICH PROVIDES GREATER STRENGTH, QUALITY AND CORROSION RESISTANCE AND THEREFORE AN EVEN LONGER LIFE EXPECTANCY. WASTEWATER TREATMENT PLANT AND SEWER SYSTEM THE PRESENT WASTEWATER TREATMENT PLANT HAS UNDERGONE SEVERAL IMPROVEMENTS IN RECENT YEARS TO RAISE THE LEVEL OF TREATMENT SO THAT DISCHARGES INTO THE RED CEDAR ARE CONSIDERED ENVIRONMENTALLY ACCEPTABLE. THE PRESENT PLANT WAS OPENED IN THE FALL OF 1971 AND IS CONSIDERED TO BE A TERTIARY TREATMENT FACILITY WHICH IS ABLE TO REMOVE 95-99 PERCENT OF KNOWN TROUBLESOME POLLUTANTS. THE PLANT, WHICH IS LOCATED AT THE END OF SUNSET STREET, IS PRESENTLY OPERATING AT A FLOW OF 300,000 TO 350,000 GALLONS PER DAY. THE PLANT HAS A CAPACITY OF 500,000 GALLONS A DAY, WHICH COULD SUPPORT A POPULATION OF 5,000 WITH NO PROBLEMS. THE PLANT WAS ALSO DESIGNED SO THAT MINOR RENOVATIONS AND ADDITIONS COULD EASILY ESTABLISH A CAPACITY OF ONE MILLION GALLONS A DAY. MAP 9 SHOWS THE PRESENT SEWAGE COLLECTION SYSTEM WHICH CONSISTS OF EIGHT- TO FIFTEEN-INCH PIPES. THE SEWERS ARE SEPARATE, IN THAT THE CITY HAS RECENTLY COMPLETED A SEWER AND STORM DRAIN SEPARATION PROGRAM. SOME SEWER LINES AND LIFT STATIONS NEED RENOVATION. THE HIGH STREET AND CORWIN ROAD LIFT STATIONS SHOULD BE RENOVATED OR REBUILT AND AT SOME FUTURE PERIOD IT HAS BEEN SUGGESTED THAT THE SYSTEM ACROSS THE RIVER BE REPLACED WITH A POWER LIFT STATION. BASICALLY, SEWER LINES IN MOST AREAS ARE ADEQUATE TO HANDLE PRESENT LOADS, BUT ANY LARGE GROWTH IN A GIVEN AREA SHOULD RESULT IN AN ENGINEERING STUDY TO DETERMINE THE ABILITY TO HANDLE ADDITIONAL CAPACITY. SOLID WASTE DISPOSAL THE LANDFILL SITE EAST OF TOWN HAS BEEN ORDERED TO CLOSE BY THE DEPARTMENT OF NATURAL RESOURCES BECAUSE OF POLLUTION PROBLEMS. ITS PLACE A TRASH COMPACTING AND TRANSFER STATION IS LOCATED ON 39 IN �SCALE 0 \400 2800 JN(_ ~ __ _, - :I __)n·:.:-:-1~ l ___ - . - 0 -------------- -L-=-=--=-==-l- ~ SANITARY SEWER SYSTEM ---- 6-8 IN.SEWER - l0-121N.SEWER ■ ~ ~ :J .J ~ SEWAGE TREATMENT ~~ ~L~IN~N~=====-=:; 7 ----- ----------- �THE OLD LANDFILL SITE EAST OF THE CITY ON GRAND RIVER AVENUE. THIS FACILITY WILL HANDLE ALL THE WASTE GENERATED IN THE WILLIAMSTON AREA AND WILL TRANSPORT IT TO A LARGER, LANDFILL OPERATION. 41 MORE ENVIRONMENTALLY SUITED �TRANSPORTATION FACILITIES COMMUNITY LOCATION HISTORICALLY HAS RESULTED AT POINTS ALONG TRANSPORTATION ROUTES, NOTABLY WHERE TWO OR MORE TRANSPORTATION LINES MET OR AT POINTS ALONG RIVERS WHERE NATURAL RESOURCES WERE SUFFICIENT ENOUGH SO THAT A LIVELIHOOD COULD GE DERIVED FROM THEIR USAGE. WILLIAMSTON IS NO EXCEPTION, FALLING ALONG THE OLD GRAND RIVER PLANK ROAD, WHICH ORIGINATED AS A TRAIL FOLLOWING THE EVEN GRADES OF THE RED CEDAR VALLEY THROUGH THE AREA BETWEEN GRAND RAPIDS AND DETROIT. THE ROADS IN SOUTHERN MICHIGAN, AS INDEED IN MOST OF MICHIGAN, DEVELOPED ON THE ORIGINAL RECTANGULAR LAND SURVEY PRACTICES OF THE FEDERAL GOVERNMENT. PUBLIC RIGHT-OF-WAY RESERVED AT THAT TIME RESULTED IN THE TOWNSHIP AND COUNTY ROAD SYSTEMS WHICH ARE EVIDENT TODAY. THESE ROADS, IN ADDITION TO THOSE LAID OUT ALONG THE OLD TRAILS, PROVIDE THE MAJOR THOROUGHFARES WHICH SERVE THE AREA. LATER, AS PLATTING TOOK PLACE TO FORM MUNICIPALITIES, RIGHTS-OF-WAY WERE SET ASIDE TO PROVIDE ACCESS TO THE UNDEVELOPED PROPERTIES. THESE RIGHTS-OF-WAY INTERCONNECTED WITH THE MAJOR TRANSPORTATION ELEMENTS. As A RESULT, THE SYSTEM OF STREETS AND THOROUGHFARES BECAME THE FRAMEWORK FOR THE COMMUNITY. IN THE FUTURE, AS THE COMMUNITY DEVELOPS AND EXPANDS, SO MUST THIS FRAMEWORK. THE EXISTING STREET AND THOROUGHFARE SYSTEM THE WILLIAMSTON STREET AND THOROUGHFARE SYSTEM SHOWN ON MAP 10 JS BASICALLY A MINOR ATERIAL SYSTEM WITH AN INTERWEBBING OF COLLECTOR AND LOCAL STREETS, WHICH FOR THE MOST PART FOLLOW A RECTANGULAR PATTERN• PR! MARY ROADS WITHIN THE SYSTEM ARE GRAND RI VER AVENUE! M-43, WHICH IS A FEDERAL-AID PRIMARY ROUTE; AND WILLIAMSTON ROAD, A FEDERAL-AID SECONDARY (COUNTY} ROUTE. INTERSTATE-96, WHICH DOES NOT DIRECTLY SERVE THE COMMUNITY BUT PROVIDES INTERCHANGE WITH WILLIAMSTON ROAD, INTERSTATE SYSTEM. 42 IS PART OF THE MAJOR �MITCHELL SCALE 0 MAP 10 TRANSPORTATION SYSTEM ====== FEDERAL INTERSTATE _,.....,.....,.._.... PRIMARY ROAD - - - - - SECONDARY ROAD 1 , 1 1 1 1 1 1 C 8 0 RAILROAD z ~ ~ <t :J _j ~ LINN 1400 2800 �MINOR ARTERIAL ROADS SERVING THE AREA ARE BASICALLY COUNTY ROADS SUCH AS ROWLEY AND ZIMMER. THESE FACILITIES ARE FOR THE MOST PART MAINTAINED BY THE INGHAM COUNTY ROAD COMMISSION. THE REMAINING STREETS IN THE SYSTEM ARE COLLECTOR AND LOCAL STREETS GENERALLY SERVING LOCAL COMMERCIAL AND RESIDENTIAL PURPOSES. RECENT IMPROVEMENTS TO THE LOCAL STREET SYSTEM THE CITY HAS PURSUED AN EXTENSIVE STREET IMPROVEMENT PROGRAM OVER RECENT YEARS, WITH THE INSTALLATION OF CURB AND GUTTER AND BITUMINOUS SURFACING ON MANY STREETS. PART BY GENERAL OBLIGATION REVENUES THIS PROGRAM WAS FUNDED IN AS WELL AS SPECIAL ASSESSMENTS PLACED AGAINST PROPERTY OWNERS, AND HAS RESULTED IN A STREET SYSTEM WITH RELATIVELY FEW DEFICIENCIES. EXISTING TRAFFIC VOLUMES LITTLE TRAFFIC VOLUME INFORMATION IS AVAILABLE WITH RESPECT TO THE LOCAL THOROUGHFARE SYSTEM. THAT WHICH IS AVAILABLE IS INFORMATION SUPPLIED BY THE MICHIGAN DEPARTMENT OF STATE HIGHWAYS AND TRANSPORTATION FOR LOCATIONS CLOSE TO ZIMMER ROAD, WILLIAMSTON ROAD AND AT THE EASTERN TRAILER PARK ALONG GRAND RIVER, ALONG WILLIAMSTON ROAD AT THE INTERCHANGE WITH 1-96. TRAFFIC VOLUMES, AS WOULD BE EXPECTED, AS WELL AS THE HIGHEST ARE ON GRAND RIVER AT THE INTERSECTION OF WILLIAMSTON ROAD OR PUTNAM STREET. VOLUMES ON GRAND RIVER AVENUE REACHED THE VICINITY OF 10,000 VEHICLES IN BOTH DIRECTIONS PER DAY. THE LOWEST VOLUME RECORDED WAS ALONG WILLIAMSTON ROAD ALONG THE INTERCHANGE OF 1-96. OTHER HEAVY VOLUMES OCCUR ALONG GRAND RIVER IN THE DIRECTION OF EAST LANSING, BRIDGE CROSSING OF PARTICULAR NOTE IN THIS SECTION ARE THE PROBLEMS AT PUTNAM STREET AND THE C&O RAILROAD, AND THE LIMITED CIRCULATION POTENTIAL TO NORTH WILLIAMSTON DUE TO THE SINGLE BRIDGE CROSSING ON PUTNAM STREET. THE SEVERITY OF THE SINGLE BRIDGE CROSSING SITUATION rs FURTHER AFFECTED BY THE DETERIORATED NATURE OF THAT PARTICULAR STRUCTURE. NEW BRIDGES QVER THE RED CEDAR RIVER ARE CONTAINED WITHIN THE TRANSPORTATION PLAN TO ALLEVIATE THIS PROBLEM AREA. 44 �MASS TRANSPORTATION WILLIAMSTON IS NOT PRESENTLY SERVED BY ANY BUS OR PASSENGER TRAIN SYSTEM. BUT WITH CONTINUALLY INCREASING ENERGY COSTS, THIS FORM OF TRANSPORTATION COULD BECOME A REALITY. THE CAPITAL AREA TRANSPORTATION AUTHORITY (CATA) HAS DONE FEASIBILITY STUDIES ON EXTENDING COMMUTER BUS SERVICE TO WILLIAMSTON. PRESENTLY THERE DOES NOT APPEAR TO BE MUCH OF A DEMAND FOR THIS TYPE OF SERVICE. ANOTHER POSSIBILITY, ALTHOUGH LONGER RANGE, WOULD BE COMMUTER TRAIN SERVICE BETWEEN LANSING AND DETROIT THROUGH WILLIAMSTON. LANDS EAST OF THE CITY LIMITS, BE ALONG THE RAILROAD TRACKS, SHOULD RESERVED FOR THIS POSSIBILITY. LAND FOR SERVICE BUILDINGS AND PARKING WOULD FIT IN LOGICALLY AS AN EXTENSION OF THE PRESENT INDUSTRIAL DEVELOPMENT ALONG THE RAILROAD. �i I I �INTRODUCTION WHAT WILL WILLIAMSTON BE LIKE IN 20 YEARS? VALUES BE PROTECTED? WILL THE PROPERTY WILL ESSENTIAL PUBLIC SERVICES BE AVAILABLE? WILL THERE BE ENOUGH PARK SPACE? THESE ARE JUST A FEW OF THE QUESTIONS WHICH THE CITY OF WILLIAMSTON PLANNING COMMISSION HAS BEEN GRAPPLING WITH. THESE AND MANY OTHER POINTS HAVE BEEN DISCUSSED, DEBATED AND ANALYZED IN DETAIL UNTIL THE PLANNING COMMISSION HAS DECIDED ON THE PLAN YOU ARE NOW READING. THE PLAN IS A TOOL TO GUIDE CITIZENS, DEVELOPERS AND DECISION- MAKERS WITHIN WILLIAMSTON ON WHEN AND HOW THE CITY SHOULD GROW. THE PLANNING COMMISSION HAS BEEN SENSITIVE TO AND RECOGNIZED THREE POINTS IN DEVELOPING THIS PLAN. FIRST, THE SUBSTANTIAL PUBLIC AND PRIVATE INVESTMENTS IN HOMES, BUSINESS AND SERVICES HAVE TO BE PROTECTED AGAINST ANY FORM OF DEGRADATION. FUTURE PUBLIC AND PRIVATE INVESTMENTS HAVE TO BE MADE IN THE MOST EFFICIENT MANNER. AND THIRDLY, WILLIAMSTON SHOULD CONTINUE TO BE AN ENJOYABLE AND COMFORTABLE PLACE IN WHICH TO LIVE AND GROW. THIS PLAN IS NOT SET IN CONCRETE--IT IS INTENDED TO BE FLEXIBLE IN ORDER TO MEET THE DYNAMIC CHANGES OF A GROWING COMMUNITY. IT OUTLINES AREAS WHERE NEW DEVELOPMENT COULD BE MOST ECONOMICALLY SERVICED WITHOUT ADVERSELY AFFECTING THE PHYSICAL ENVIRONMENT. THE PLAN INDICATES THE INTENSITY OF NEW GROWTH TO PROTECT THE EXISTING DEVELOPMENTS AND CHARACTERISTICS AND TO CREATE NEW NEIGHBORHOODS WHICH ARE SAFE AND ENJOYABLE. COMMERCIAL AND INDUSTRIAL GROWTH ALSO HAVE SPACE ALLOCATED FOR THEIR LOCATIONS• BESIDES THESE GENERAL POINTS, THE FOLLOWING DISCUSSION PRESENTS SOME OF THE MORE IMPORTANT FEATURES OF THE PLAN FOR WILLIAMSTON. FLOODPLAIN/GREENBELT THE APRIL, 1975 FLOOD CAUSED THOUSANDS OF DOLLARS OF DAMAGES TO HOMES AND BUSINESSES IN THE CITY. AN ACCURATE MAPPING FROM AERIALS DURING PEAK FLOWS IS AN INTEGRAL ELEMENT OF THE PLAN. THE INUNDATED AREAS ALONG THE RED CEDAR RIVER AND DEER CREEK SHOULD BE PROTECTED FROM URBANIZATION AT ALL COSTS. LAND USE ACTIVITIES LIKE McCORMICK PARK AND THE COUNTRY CLUB ARE EXCELLENT EXAMPLES OF USES WHICH FLOODPLAINS CAN ABSORB. 48 �FUTURE LAND USE PLAN PHASE Ir :!t~~~~r,~~~;~~!!:. .[JJ LOW DENSITY RESIDENTIAL fflil MEDIUM DENSITY RESIDENTIAL ■ HIGH DENSITY RESIDENTIAL fJjJ COMMERCIAL ~ INDUSTRIAL . ~.·.~-: .\ _.:·•.:_;:-~-~~.~~~ Iii INSTITUTIONAL ~ RECREATIONAL Ei?ITI OPEN SPACES OCTOBER 1976 WILLIAMSTON PLANNING �CONTIGUOUS DEVELOPMENT THIS PLAN IS BOTH A YEAR 2000 AND A MUCH LONGER RANGE PLAN. VACANT LANDS WHICH ARE ADJACENT TO DEVELOPED LAND SHOULD BE USED FIRST. THIS WILL SAVE TAX DOLLARS THROUGH INCREMENTAL EXTENSION OF SEWER, WATER AND ROAD IMPROVEMENTS. THE AREAS WHICH ARE DESIGNATED BY A "CROSS HATCHED" OVERLAY ON MAP 11 BE DEVELOPED □ NL Y (THE FUTURE LAND USE PLAN) SHOULD WNEN THE OTHER PROPOSED GROWTH AREAS ARE FILLED, THE FOLLOWING CHART (PROJECTED RESIDENTIAL LAND ALLOCATIONS) SHOWS HOW MUCH RESIDENTIAL GROWTH CAN BE ANTICIPATED BY THE YEAR 2000, THE PLAN MAP USES THESE ACREAGES FOR THE FIRST PHASE OF GROWTH PLACEMENT. THE SECOND PHASE, OR THE LONG-RANGE PLAN ELEMENTS, HAS A POPULATION-HOLDING CAPACITY OF AN ADDITIONAL 1,500 PEOPLE. THESE SECOND PHASE AREAS ARE INCLUDED ON THE PLAN MAP TO BRING CONTINUITY TO THE TOTAL DEVELOPMENT SCHEME OF THE AREA. IT IS POSSIBLE THAT SOME OF THESE SECOND PHASE AREAS WI LL DEVELOP PRIOR TO FIRST PHASE AREAS BECAUSE OF DEVELOPER CHOICE OR TOWNSHIP ACTION. BUT THESE SECOND PHASE AREAS, IF DEVELOPED, WILL HAVE TO BEAR THE COSTS OF PROVIDING SEWER AND WATER SERVICE CAPACITY TO "LEAPFROGGED" INNER LANDS. COMMERCIAL DEVELOPMENT THE FUTURE OF THE CENTRAL BUSINESS DISTRICT CCBD> IMPORTANCE TO THE CITY OF WILLIAMSTON. IS OF GREAT THE CBD IS IDENTIFIED AS "WILLIAMSTON" BY PEOPLE WHO LIVE ELSEWHERE. IT IS IN THIS AREA WHERE FAMILY SHOPPING NEEDS FOR GOODS AND SERVICES AND CITY ADMINISTRATIVE NEEDS MUST BE MET. IT IS ALSO THE LOCATION OF MANY SOCIAL ACTIVITIES, AND IN WILLIAMSTON THE CBO PROVIDES A LARGE PART OF THE TAX BASE. THE CBD HAS MANY ADJUSTMENTS TO MAKE IN THE PLANNING PERIOD. SUCCESS OR FAILURE IN CREATING AN INCREASINGLY ATTRACTIVE SHOPPI NG ' CENTER CAN AFFECT THE GROWTH RATE OF THE CITY ITSELF • . THE CBD HAS HAD DIFFICULTIES IN CHANGING TO MEET MODERN SHOPPING l DEMANDS. ITS SMALL STORES, NEED FOR INCREASED PARKING AND NEED FOR PRESENTING A MORE ATTRACTIVE SHOPPING LOCATION HAVE LED TO I~ COMPE::TITIVE DECLINE WITH NEWER SHOPPING MALLS. CITY BUSINESSMEN HAVE MADE CONSIDERABLE IMPROVEMENTS ON THEIR OWN, DO IT ALONE. 50 BUT THEY CANNOT �CITY OF WILLIAMSTON PROJECTED RESIDENTIAL LAND ALLOCATIONS DENSITY DWELLING UNITS/ NET ACRE 1 2 PROJECTED POPULATION PERCENTAGE POPULATION DISTRIBUTION 3 4 POPULATION PER DWELLING UNIT DWELLING UNITS 5 NET ACRES GRoss ACRES 6 7 PLAN DESIGN HIGH 8 232 20 2.6 89 11 • 1 13.9 16.7 MEDIUM 4 464 40 3.0 154 38.5 48. 1 57.8 Low 2 464 40 3.5 132 66.0 82.5 99.0 - 1, 160 100% - 375 115. 6 134.5 173.5 TOTALS (J1 ..... 1 WILLIAMSTON ZONING ORDINANCE 2 SEE POPULATION PROJECTION SECTION OF THIS DOCUMENT 3 DETERMINED BY WILLIAMSTON PLANNING COMMISSION 4 5 8ASED ON ANALYSIS BY THE TRI-COUNTY REGIONAL PLANNING COMMISSION PROJECT POPULATION NET ACRES= 1 DWELLING UNIT PER ACRE POPULATION PER DWELLING UNIT 6 7 GROSS ACRES= NET ACRES X 125% (ALLOWANCE FOR STREETS AND HIGHWAYS) PLAN ACRES= GROSS ACRES X 120% (EXPANSION AND CHOICE FACTOR FOR RESIDENTIAL LAND AREAS) �WILLIAMSTON HAS TO TAKE A STRONG STAND AND NOT ALLOW FURTHER COMMERCIAL DEVELOPMENT OUTSIDE THE CBD. THE PRESENT VACANCIES CAN BE FILLED BY SPECIALTY SHOPS, RESTAURANTS, OFFICES AND OTHER GENERAL BUSINESS ACTIVITIES. To MEET THESE NEEDS, THE PLAN CALLS FOR LIMITATIONS ON THE LOCATION OF COMMERCIAL ENTERPRISES. THE CONTINUED STRIPPING OF BUSINESSES ALONG GRAND RIVER AVENUE WASTES LAND, CAUSES TRAFFIC HAZARDS AND ADVERSELY AFFECTS THE AESTHETIC APPEAL OF THE COMMUN I TY. TO COMBAT THESE PROBLEMS THE PLAN CALLS FOR ALL NEW COMMERCIAL DEVELOPMENT TO OCCUR WITHIN THE CBO. THE EXISTING BUSINESSES OUTSIDE THE CBD WOULD CONTINUE TO OPERATE, BUT AS THEY BECOME OBSOLETE OR DESTROYED THE RESIDENTIAL LAND USE DESIGNATION WOULD OVERRULE THEIR RECONSTRUCTION, THIS WILL TAKE MANY YEARS TO REALIZE, BUT EVENTUALLY RESIDENTIAL STRUCTURES WILL REPLACE BUSINESSES OUTSIDE THE CBD AS THEY BECOME DEFUNCT. INQUSTRIAL DEVELOPMENT WILLIAMSTON HAS ADEQUATE LAND TO MEET ANTICIPATED INDUSTRIAL GRW0TH FOR MANY YEARS PAST THE YEAR 2000. EXISTING INDUSTRIAL AREAS WEST OF TOWN AND TWO TRACTS SOUTH OF THE RAILROAD HAVE BEEN DESIGNATED AS EXPANSION AREAS. IT SHOULD BE NOTED THAT THE CITY IS AT A COMPETITIVE DISADVANTAGE WITH LARGER URBAN AREAS FOR ATTRACTING NEW INDUSTRIAL DEVELOPMENT. THE MOST WHICH WILLIAMSTON CAN EXPECT IS POSSIBLE WAREHOUSING AND DISTRIBUTION OPERATIONS, SMALL MACHINETYPE SHOPS AND GROWTH OF EXISTING INDUSTRIES. ALTHOUGH THE CITY CANNOT EXPECT IMMEDIATE INDUSTRIAL GROWTH, IT SHOULD MAKE SURE THAT THE LAND IDENTIFIED FOR THAT PURPOSE BE PRESERVED. THESE AREAS SHOULD NOT BE ENCROACHED UPON BY OTHER TYPES OF LAND USE ACTIVITY. THE ECONOMIC VIABILITY OF THESE sJTES REQUIRES RELATIVE UNHAMPERED USAGE. HOMES OR BUSINESSES WITHIN THESE AREAS WOULD LIMIT OPTIONS TO INDUSTRIAL CONCERNS ON THEIR HOURS OF OPERATION, STORAGE NEEDS AND AESTHETIC CONCERNS. 52 �TRANSPORTATION PLAN ONCE IT HAS BEEN DETERMINED WHERE PEOPLE WILL BE LIVING, WORKING, AND SHOPPING, IT IS THEN POSSIBLE TO PLAN A ROAD SYSTEM WHICH WILL ALLOW THEM TO MOVE EFFICIENTLY BETWEEN THEIR DESTINATIONS WITH A MAXIMUM OF EASE AND SAFETY. SINCE ANY ROAD IS EXPENSIVE AND WILL BE A PERMANENT PART OF THE COMMUNITY, PLANNING HAS TO CONSIDER LONG-RANGE CIRCULATION AND CAPACITY NEEDS. TRAFFIC IN AND AROUND WILLIAMSTON WILL INCREASE IN YEARS TO COME. UNLESS IT IS PROPERLY HANDLED, THIS TRAFFIC WILL ADVERSELY IMPACT OTHERWISE DESIRABLE PARTS OF THE CITY. Too MUCH TRAFFIC IN THE CENTRAL BUSINESS DISTRICT WILL HAMPER SHOPPING AND POSE ADDITIONAL SAFETY PROBLEMS. INADEQUATE ACCESS WILL DIMINISH THE APPEAL OF OTHERWISE ATTRACTIVE RESIDENTIAL AREAS. A PROPERLY DESIGNED MAJOR ROAD SYSTEM WILL HELP DEFINE RESIDENTIAL NEIGHBORHOODS, COMMERCIAL AND INDUSTRIAL AREAS AND WILL MINIMIZE CONFLICTS BETWEEN THEM. MAP 11 CONTAINS THE TRANSPORTATION PLAN FOR WILLIAMSTON. IT IS DESIGNED TO LESSEN CONGESTION IN THE CENTRAL BUSINESS DISTRICT BY DIVERTING NORTH/SOUTH TRAFFIC. THE PLAN OPENS MANY AREAS TO THE SOUTH AND WEST OF EXISTING DEVELOPMENT. AND, THE PLAN DESIGNATES HOW EXTENSIVE THE ROAD IMPROVEMENTS WILL HAVE TO BE TO HANDLE ANTICIPATED DEMAND. THE PLAN DESIGNATES THREE CATEGORIES OF ROADS: .ERIMARY ROAD: A ROAD WHICH BRINGS TRAFFIC TO AND FROM PRINCIPAL TRAFFIC GENERATORS WITHIN THE CITY AND IMPORTANT RURAL ROUTES. WHILE PRIMARY ROADS ARE DESIGNED TO MOVE TRAFFIC, ALSO PERFORM A SECONDARY LAND SERVICE FUNCTION. THEY NORMALLY THUS, ALTHOUGH ABUTTING PROPERTIES WILL HAVE FREE ACCESS, PARKING AND LOADING HAVE TO BE RESTRICTED OR PROHIBITED TO IMPROVE CAPACITY. RIVER AVENUE IS THE ONLY PRIMARY ROAD IN THE PLAN. 53 GRAND �~ w NEW BRIDGE <t <t w w t- ~ ~' ,.__ ~I Ii ii SCALE ~ z z :) > <t Q. (D p, ......_ ....UJ z z I I\ uy17 1 CHURCH _ . II 0 I ]_ I · I POT MASS=TRANSIT ~NSFERSITE a:: w ~ - 1 WALLACE -- -, ii IL ii U J 'I N MAP NO. TRANSPOR/fATION PL . z ~ (/) - ~ <t :J _J i LINN ~~---- PROPO HIGHWAY PRIMARY MINOR ARTERIAL- - COLLECTOR - - - EXISTING :E 1400 2800 �MINOR ARTERIAL ROAD: MINOR ARTERIAL ROADS ARE DESIGNED TO CARRY THE INTERNAL TRAFFIC MOVEMENT WITHIN A DESIGNATED AREA SUCH AS A SUBDIVISION. THESE STREETS SHOULD NOT HANDLE LONG TRIPS AND ARE NOT NECESSARILY CONTINUOUS FOR ANY GREAT LENGTH. THE MAIN MINOR ARTERIAL ROADS WITHIN THE PLAN ARE WILLIAMSTON, ROWLEY ROWLEY EXTENDED TO ZIMMER) COLLECTOR ROADS: (AND AND LINN ROADS. COLLECTOR ROADS ARE PRIMARY DESIGNED TO SERVE ABUTTING PROPERTIES BUT THEY ALSO HAVE THE CAPACITY TO MOVE TRAFFIC IN AND OUT OF AN AREA. THE FOLLOWING CHART SUMMARIZES THE CROSS-SECTIONAL CHARACTERISTICS OF THESE ROAD TYPES. THE CHART ALSO INCLUDES THE REQUIREMENTS FOR LOCAL ROADS. TYPE;; NUMBER AND PARKING WIDTH OF RIGHT OF PAVEMENT TRAVEL LANES L8~1;;S WAY. WIQit! WIDTt! LOCAL 66 1 22'-24' COLLECTOR 66 1 34' 2 @ 12 MINOR ARTERIAL 86' 1 2 @ 12 ' 48' 4 @ 12 ' PRIMARY 100 1 -120' 44 1 10 ' 2 @ SIDEWALK IF PROVIDED 5 ' NONE IF PROVIDED 5 ' BARRIER 5 10 ' NONE CURB & GUTTER BARRIER t 5 t WIDER IN COMMERCIAL AREAS BARRIER OTHER HIGHLIGHTS OF THE TRANSPORTATION PLAN INCLUDE ANOTHER SORELY NEEDED RIVER CROSSING. IT IS PROPOSED THAT THIS OCCUR ONE AND A QUARTER MILES EAST OF THE PRESENT BRIDGE. THE ROADWAY FOR THIS BRIDGE WILL THEN HOOKUP TO RAILROAD ROAD AND ROWLEY ROAD. A COLLECTOR ROAD RUNNING EAST/WEST FROM ZIMMER ROAD TO MEECH IS ALSO PROPOSED TO OPEN UP THE SOUTHERN PART OF THE COMMUNITY. il1PLEMENTA TI ON IMPLEMENTATION OF ALL OF THE PROPOSED TRANSPORTATION IMPROVEMENTS WILL NECESSARILY REQUIRE NOT ONLY LOCAL INPUT BUT THE FULL COOPERATION OF THE INGHAM COUNTY ROAD COMMISSION, AS MUCH OF THESE FACILITIES WILL BE DEVELOPED PRIMARILY IN RURAL AREAS OR WILL BE 55 �SCALE 1400 0 J~ 2800 f;llrli]l .·,n!f ~ --.__ _________ I\ Ii II l~b1~ "'-~'.):i;/;-JN' (~QD;c;;!::J "){"!:}'. ~,-..;;::::,-. . ;:_ i~[t_ GRA~R flVER AVE. 0 ------ ----------- MAP 13 COMMUNITY FACILITIES - RECREATION (PAGES 35-37) (\?t:f;j\ ,:::3.~; >:,:· WATER SUPPLY SERVICE AREA ( PAGES 37-38) - TRANSFER SITE - SOLID WASTE ( PAGES 39-40) 0 ill;- 11~ I ~~ LINN 7 c ~ r I �MAJOR THOROUGHFARES. RIGHTS-OF-WAY, HOWEVER, SHOULD BE SET ASIDE AS LANDS ADJACENT ARE DEVELOPED FOR ANY PURPOSE. WHEREVER POSSIBLE, DEVELOPERS SHOULD BE REQUIRED TO BUILD THE NECESSARY FACILITIES. COMMUNITY FACILITIES THE FUTURE LAND USE PLAN MAP IS JUST ONE COMPONENT OF THE TOTAL PLAN FOR WILLIAMSTON. LAND USE TYPES. THAT MAP INDICATES THE LOCATION OF DIFFERENT MAP 12, THE COMMUNITY FACILITIES PLAN, INDICATES HOW THE DIFFERENT LAND USE TYPES SHOULD BE SERVICED. MAP 12 IS A COMPOSITE OF THE RECREATION, WATER AND GOVERNMENTAL BUILDING PLANS DISCUSSED IN THE SECTION OF THIS REPORT TITLED THE BUILDINGS. ONE SECTION IS DELETED AT THIS TIME THOUGH. THE PLAN FOR THE SEWER SYSTEM IMPROVEMENTS AND LOCATION OF NEW INTERCEPTORS IS BEING PREPARED BY CAPITAL CONSULTANTS OF LANSING. THEIR RECOMMENDATIONS WILL BE FORTHCOMING IN 1977 AND SHOULD BE INCORPORATED INTO THE PLAN AT THAT TIME. THE PREVIOUS SECTION DISCUSSED IN GENERAL WHAT THE PLAN IS ABOUT. THE FOLLOWING SECTION, GOALS AND POLICIES, IN WILLIAMSTON GETS QUITE SPECIFIC. FOR GUIDING DEVELOPMENT IT OUTLINES IN DETAIL WHAT TYPES OF PROTECTION HAVE TO BE AFFORDED DIFFERENT TYPES OF LAND USE ACTIVITIES, HOW LAND USE ACTIVITIES INTERRELATE, AND WHAT TYPES OF SERVICES DEVELOPMENT SHOULD RECEIVE. THESE GOALS AND POLICIES ARE TO BE USED IN CONJUNCTION WITH THE PLAN MAP TO JUDGE THE ADEQUACY OF PRIVATE DEVELOPMENT PROPOSALS OR ACTIONS WHICH THE CITY COUNCIL HAS TO TAKE IN EXTENDING PUBLIC SERVICES. 57 �DEVELOPMENT POLICIES WEBSTER'S DICTIONARY DEFINES POLICY AS "A DEFINITE COURSE OR METHOD OF ACTION SELECTED FROM AMONG ALTERNATIVES AND IN LIGHT OF GIVEN CONDITIONS TO GUIDE AND DETERMINE PRESENT AND FUTURE DECISIONS." PREVIOUS SECTIONS OF THIS REPORT HAVE HIGHLIGHTED THE EXISTING CONDITION OF DEVELOPMENT WITHIN WILLIAMSTON. THIS SECTION BEGINS THE PROCESS OF OUTLINING A COURSE OF ACTION TO GUIDE FUTURE DECISIONS AS THEY RELATE TO THE CHANGE AND GROWTH OF THE CITY. THE FIRST STEP IN THE PROCESS IS TO SET BASIC GOALS. THE WILLIAMSTON PLANNING COMMISSION ADOPTED FOUR BASIC GOALS IN GUIDING THEIR DECISIONS IN THE DESIGN OF THE PLAN. THEY ARE AS FOLLOWS: EFFICIENCY AND ECONOMY OF DEVELOPMENT - To ASSURE MAXIMUM BENEFIT TO THE PUBLIC FROM PUBLIC EXPENDITURES AND PRIVATE INVESTMENTS IN THE AREA THROUGH ECONOMICAL EMPLOYMENT OF RESOURCES, PREVENTION OF DUPLICATION AND WASTE, AND THE ENHANCEMENT OF PROPERTY VALUES. COOPERATIVE RELATIONSHIPS BETWEEN GOVERNMENTAL UNITS - ALL FUNCTIONS WHICH ARE NOT eFFICIENT AND ECONOMICALLY FEASIBLE FOR ONE LEVEL OF GOVERNMENT SHOULD BE SHIFTED TO THAT LEVEL MOST LIKELY TO INSURE THEIR OPERATION AND FULFILLMENT OF FUNCTION. ECONOMIC PROSPERITY - To ENCOURAGE GROWTH AND DIVERSIFICATION OF ECONOMIC ACTIVITIES TO ASSURE A PLEASANT, DESIRABLE AND ATTRACTIVE COMMUNITY IN WHICH TO LIVE, WORK AND PLAY. DEVELOPMENT PATTERN - PREVENT THE MISUSE OF LAND BY ESTABLISHING A PATTERN TO GUIDE FUTURE ORDERLY GROWTH AND DEVELOPMENT. (NONCONTIGUOUS DEVELOPMENT SHOULD BE CONTAINED AND DEVELOPMENT GUIDED INTO EFFICIENT SERVICE UNITS.) THE ABOVE GOALS PROVIDE THE BASIC FRAMEWORK FOR THE ACTUAL POLICIES ON WHICH THE PLAN IS DESIGNED. POLICIES ARE THE STATEMENTS WHICH SET FORTH THE DESIRABLE DEVELOPMENT PATTERN TO PROMOTE ORDERLY AND EFFICIENT USE OF THE LAND. THE POLICIES WHICH FOLLOW WILL THEN BE CONVERTED TO GRAPHIC FORM IN THE ACTUAL PLAN MAP. 58 ��h DEVELOPMENT AND ENVIRONMENT PROTECTING POLICIES RESIDENTIAL 1. RESIDENTIAL AREAS SHOULD BE LOCATED WITHIN RELATIVELY EASY ACCESS TO WORK, SHOPPING AND RECREATIONAL AREAS. - FURTHER, NEW DEVELOPMENT SHOULD BE CONTIGUOUS TO EXISTING DEVELOPMENT. 2. RESIDENTIAL LAND USES SHOULD COMPLEMENT AND ACCENT TOPOGRAPHY, SOILS, WOODLOTS AND OTHER NATURAL FEATURES. - TO PRESERVE SPECIAL TERRAIN FEATURES AS COMMON OPEN SPACE. - To PROVIDE FOR NATURAL DRAINAGE. - TO PRESERVE WETLANDS AND ACQUIFER RECHARGE AREAS. - To FORBID OBSTRUCTION OF FLOODWAYS AND FLOODPLAINS. - TO PRESERVE FENCE ROWS AND WOODLOTS. - THEREBY MAKING FOR MORE AESTHETICALLY PLEASING DEVELOPMENT AND REDUCING PUBLIC COSTS BY ALLOWING THE MATURAL FEATURES OF LAND TO ASSIMILATE RUNOFF. 3. RESIDENTIAL AREAS SHOULD BE DEVELOPED WITHIN THE PARAMETERS OF ZONING, SUBDIVISION REGULATIONS AND BUILDING CODES. - To INSURE PROTECTION OF PUBLIC HEALTH AND WELFARE. TO HELP BRING ABOUT THE PATTERN OF RESIDENTIAL DEVELOPMENT THAT IS DESIRABLE. - TO PROVIDE FOR A MINIMUM STANDARD OF QUALITY. - To INSURE THAT RESIDENTIAL LAND USES ARE COMPATIBLE WITH OTHER FUNCTIONAL USES OF LAND. 4. ALL RESIDENTIAL AREAS SHOULD BE PROVIDED WITH THE BASIC FACILITIES OF WATER, SEWER, SOLID WASTE DISPOSAL AND OTHER REQUIREMENTS TO PROMOTE THE HEALTH, SAFETY AND GENERAL WELFARE. - TO PREVENT POLLUTION OF WATER, SOIL AND GROUNDWATER. - TO REALIZE ECONOMIC UTILITY INSTALLATION. - TO MAKE OPTIMUM USE OF CENTRALIZED UTILITY SYSTEMS. 60 �(/' ~·,·:_ J \ : W.ArER ! \ '-' ____-··_-_-_- ---· ,:. SUPPL..Y " .. ,.,- - SEWA~E TREATMENT .STORM SEWE:.~ 5. ALL TYPES OF RESIDENTIAL DEVELOPMENT SHOULD BE PROVIDED, RANGING FROM LARGE LOW-DENSITY UNITS TO HIGH-DENSITY MULTIPLE-FAMILY USES, TO SATISFY AND ACCOMMODATE ALL ECONOMIC AND SOCIAL GROUPS WITHIN THE COMMUNITY. - To PRODUCE RESIDENTIAL AREAS WHICH POSSESS VISUAL DIVERSITY AND INTEREST. - To ENCOURAGE DEVELOPERS TO BUILD IN SUBSTANTIAL INCREMENTS WITH AN APPROPRIATE MIXTURE OF RESIDENTIAL BUILDINGS. 61 �INCOMPATIBLE LANO US€5, : : : ; : BRIG HT UQHT.S MDI - /~~ - ~~~1-U.i.J..J..U. .~~ . ~,-11r~T DfR111ll~++ NOISE Q. ~--~il13m 6. RESIDENTIAL AREAS SHOULD BE DESIGNED TO INTEGRATE COMPATIBLE LAND USES IN PROPER PROPORTION AND BALANCE, TO PROTECT AGAINST ACTIVITIES WHICH PRODUCE INCOMPATIBLE NOISE, DUST, ODORS OR HEAVY TRAFFIC. - To PROVIDE FOR NECESSARY SUPPORT LAND USES AT A SCALE SUITABLE TO THE RESIDENTIAL AREA. - TO PROVIDE FOR SCREENING OR SEPARATION OF NONCOMPATIBLE LAND USES WHEN CLOSE PROXIMITY CANNOT BE AVOIDED. - To PROTECT INDIVIDUALS FROM UNDUE FINANCIAL HARDSHIP DUE TO NEGATIVE LAND USE IMPACTS. COMMERCIAL 1. THE CENTRAL BUSINESS DISTRICT SHOULD BE ATTRACTIVE AND DESIGNED TO MEET THE MAJORITY OF GOODS AND SERVICE NEEDS FOR THE COMMUNITY. - TO PROVIDE A FOCUS FOR COMMUNITY ACTIVITIES. - To CONTINUE AND BUILD UPON THE ECONOMIC VIABILITY OF THE CBD, 62 �2. INCOMPATIBLE NONCOMMERCIAL USES SHOULD BE ELIMINATED OR NOT INCLUDED IN COMMERCIAL AREAS. - To PRESERVE THE COMMERCIAL CHARACTER AND MAINTAIN A FUNCTIONAL RELATIONSHIP WITHIN THE COMMUNITY. 3. COMMERCIAL AREAS SHOULD BE DEVELOPED IN SUCH A MANNER THAT THEY DO NOT HARM ADJACENT RESIDENTIAL AREAS. - To PROVIDE BUFFERS TO RESIDENTIAL AREAS. - TO SEPARATE OPERATIONS REQUIRING HEAVY AUTO ACCESS FROM AE~ID C fU1if'\\. A~f: A ·r o ~ .~PRi;5!iWA'-(' tN1"~RCHM}'-4i:.- INDUSTRIAL l. INDUSTRIAL SITES AND PARKS SHOULD BE LOCATED IN AREAS AFFORDING DIRECT ACCESS TO EFFICIENT TRANSPORTATION ROUTES. - To PROVIDE ALL TYPES OF INDUSTRIES WITH PLANNED AND STRATEGIC SITES WITHIN THE OVERALL EXISTING AND PROPOSED PATTERNS OF TRANSPORTATION AND LAND DEVELOPMENT. 63 �2. INDUSTRIAL SITES OR LOCATIONS WITH EXISTING UTILITIES OF POWER, WATER, SEWER AND SOLID WASTE DISPOSAL SHOULD FORM THE BASIS FOR DEVELOPMENT AND EXPANSION. - TO PROVIDE ADEQUATE PUBLIC PROTECTION AGAINST WATER AND AIR POLLUTION. - TO CONTROL SPECULATION AND PREMATURE DEVELOPMENT OF INDUSTRIAL SITES. r 3. BUFFER ZONES FORMED BY SOME COMBINATION OF OFF-STREET PARKING, COMMERCIAL USES, PARKS, OPEN SPACE OR AGRICULTURAL USES SHOULD SEPARATE INDUSTRIAL AREAS FROM RESIDENTIAL AREAS. - To PROVIDE FOR CONTIGUOUS AREAS OF SERVICE-RELATED LAND USES NECESSARY TO THE INDUSTRIAL FUNCTION. - To PROVIDE FOR THE REDUCTION OF IMPACTS WHEN ADEQUATE SEPARATION OF NONCOMPATIBLE LAND USE CANNOT BE AVOIDED. - TO PROVIDE A BETTER ENVIRONMENTAL SETTING FOR THE INDUSTRY AND ITS EMPLOYEES. 4. INDUSTRIAL USES SHOULD BE GROUPED TOGETHER IN SPECIFIC AREAS OR BELTS WITH ATTRACTIVE SITE PLANNING, LANDSCAPING, BUILDING, SETBACK AND COVERAGE CONTROLS. - TO PROVIDE AN AREA ADEQUATE FOR PLANNED SHARING OF UTILITIES. - TO PROVIDE AN AREA THAT PERMITS A REASONABLE RESERVE OF LAND FOR FUTURE DEVELOPMENT. - To PROTECT THE CAPITAL INVESTMENTS OF OCCUPANT INDUSTRIES FROM UNCONTROLLED DEVELOPMENT. - To PROVIDE GUIDELINES AND CONTROLS FOR IMPROVING AND MAINTAINING HIGH STANDARDS OF INDUSTRIAL DEVELOPMENT AND OPERATION. - TO INCREASE THE CHOICE OF SPACE AND LOCATION FOR THE SMALL INDUSTRIAL FIRM. TRANSPORTATION 1. TRANSPORTATION FACILITIES SHOULD BE DESIGNED TO PROVIDE THE MOST ECONOMICAL AND EFFICIENT MOVEMENT OF GOODS AND PEOPLE WITHOUT CONFLICT TO SURROUNDING LAND USES. 64 ) �- TO PROVIDE FOR SAFE AND EFFICIENT TRAFFIC MOVEMENT. - TO PROVIDE EASY ACCESS FROM MAJOR ROADWAYS TO COMMERCIAL AND INDUSTRIAL SITES. - TO MAKE THE BEST USE OF PUBLIC EXPENDITURES ON STREET FACILITIES. 2. MOTORIZED AND NONMOTORIZED CONFLICTS SHOULD BE MINIMIZED WITHIN RESIDENTIAL AREAS. - TO PRESERVE THE RESIDENTIAL CHARACTER OF THE AREA. - TO PROMOTE SAFETY OF LOCAL RESIDENTS. - TO PROVIDE FOR EASY ACCESS TO COMMUNITY FACILITIES. 3. THE UPGRADING, MAINTENANCE AND · REPAIRS OF THE TRANSPORTATION NETWORK SHOULD BE A CONSTANT PROCESS. - To INSURE THE USE OF STREETS FOR THE PURPOSES FOR WHICH THEY ARE DESIGNED AND BEST SUITED. - To INSURE A MINIMUM IMPACT ON LAND USES. - To ALLOW EFFICIENT AND ECONOMICAL IMPROVEMENTS AND EXPANSION. - To INSURE THE SAFETY AND CONVENIENCE OF USERS. 4. STREET DESIGN, PARKING AND LOADING FACILITIES SHOULD BE ADJUSTED TO FIT THE MOVEMENT, VOLUME AND CHARACTER OF TRAFFIC AND THE ADJOINING USE OF LAND, BOTH PRESENT AND FUTURE. - To MINIMIZE THE NEGATIVE IMPACT OF TRANSPORTATIONRELATED ACTIVITIES ON OTHER FORMS OF LAND USE. - To PROMOTE TRAFFIC SAFETY. - To ELIMINATE CONFLICTS WITH TRAFFIC ON LOCAL STREETS. INSTITUTIONAL l. INSTITUTIONAL FACILITIES SHOULD BE CENTRALLY LOCATED IN RELATION TO THE POPULATION THEY WILL SERVE. - To INSURE EASY ACCESS BY INDIVIDUALS BEING SERVED. - To ACT AS A FOCUS OF A NEIGHBORHOOD. 2• COMBINED SCHOOL, PARK AND RECREATIONAL FACILITIES SHOULD BE DEVELOPED. - To INSURE EFFICIENT LAND USE. - To REDUCE COSTS FOR LAND. - To REDUCE OVERALL MAINTENANCE COSTS. 65 �3. INSTITUTIONAL LAND SHOULD BE ADQUIRED OR RESERVED IN ADVANCE OF, OR IN CONJUNCTION WITH, THE DEVELOPMENT OF AN AREA. - TO INSURE THE AVAILABILITY OF SPACE FOR COMMUNITY NEEDS. - TO GUIDE GROWTH IN DESIRED DIRECTIONS. RECREATION AND OPEN SPACE 1. ALL MAJOR PARK AND OPEN SPACE LAND USE SHOULD BE COORDINATED ON A REGIONAL BASIS TO INTEGRATE AN INTERLOCKING NETWORK. - TO PROVIDE FOR A MIXED CHOICE OF RECREATIONAL ACTIVITIES. - TO REDUCE TOTAL PUBLIC COSTS. 2. VALUABLE AND IRREPLACEABLE NATURAL RESOURCES SHOULD BE PROTECTED THROUGH THE USE OF PARK AND OPEN SPACE LAND ALLOCATIONS. - TO PRESERVE NATURAL RESOURCES AND AMENITIES. 3. PRESERVATION OF SCENIC OR HISTORICAL SITES SHOULD BE A PRIME FUNCTION OF PARKS AND OPEN SPACE. - TO PRESERVE FEATURES AND ARTIFACTS OF SIGNIFICANCE TO THE COMMUNITY'S HISTORY AND CULTURE. - TO PRESERVE NATURAL AMENITIES. 66 �PLAN IMPLEMENTATION A PLAN WITHOUT A STRATEGY TO IMPLEMENT IT WILL NOT BE REALIZED. THIS SECTION OF THE WILLIAMSTON PLAN LOOKS AT ACTIONS THE CITIZENS, PLANNING COMMISSION AND CITY COUNCIL CAN TAKE TO COMPLIMENT THE RECOMMENDATIONS OF THE PLAN. PLAN IMPLEMENTATION THROUGH EDUCATION PLANNING COMMISSIONS HAVE THE UNIQUE POWER UNDER MICHIGAN LAW OF BEING ABLE TO SPEND FUNDS FOR EDUCATIONAL PURPOSES. THE PREPARATION OF BROCHURES AND INFORMATION BULLETINS ON WHAT THE PLAN MEANS FOR LOCAL CITIZENS WOULD BE OF VALUE TO HEIGHTEN AWARENESS AND RECEIVE INPUT ON PLANNING COMMISSION RECOMMENDATIONS. PLAN IMPLEMENTATION THROUGH ZONING THE TRADITIONAL METHOD OF IMPLEMENTING LAND USE PLANS IS THROUGH THE POWER OF ZONING FOR USE, HEIGHT, AREA AND BULK REQUIREMENTS. THE PLAN SHOULD BE USED TO GUIDE RE-ZONINGS OF UNDEVELOPED LANDS. ANOTHER ASPECT WHICH THE PLANNING COMMISSION SHOULD CONSIDER IS "DOWN-ZONING" PROPERTIES WHICH ARE NOT IN CONFORMANCE TO THE PLAN. OF PARTICULAR CONCERN IS THE STRIP OF COMMERCIAL ZONING ALONG GRAND RIVER AVENUE. THE LAND AREA DESIGNATED WITHIN THE CENTRAL BUSINESS DISTRICT CC80) IS ADEQUATE TO MEET THE NEEDS OF COMMERCIAL EXPANSION FOR THE NEXT TWENTY-FIVE YEARS. THE COMMERCIAL ASPECT OF THE PLAN WILL NEVER BE REALIZED IF THE INDISCRIMINATE LOCATION OF BUSINESSES IS ALLOWED TO CONTINUE OUTSIDE OF THE CBO. A RE-ZONING OF THESE LANDS WOULD NOT CONSTITUTE AN ORDER TO STOP PRESENT BUSINESSES. THEY WOULD BE ALLOWED TO CONTINUE AS NONCONFORMING USES. THE MAIN RESTRICTION IMPOSED BY NONCONFORMING USE STATUS IS NO EXPANSION OF OPERATION AND THE REVERSION OF PROPERTY TO RESIDENTIAL STATUS IF THE OPERATION CEASES FOR A PERIOD OF TIME OR IS DESTROYED. PLAN IMPLEMENTATION THROUGH FLOODPLAIN REGULATIONS AND INSURANCE THE CITY IS PRESENTLY ELIGIBLE FOR FLOOD INSURANCE UNDER THE EMERGENCY PHASE OF THE NATIONAL FLOOD INSURANCE PROGRAM CNFIP) 67 �SPONSORED BY THE DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT. RESIDENTS OF FLOODPRONE AREAS CAN PURCHASE SUBSIDIZED INSURANCE TO PROTECT THEMSELVES AND THEIR PROPERTY AGAINST FLOOD DAMAGES. THE NEXT PHASE OF NFIP WILL ASSIST IN THE IMPLEMENTATION OF THE PLAN FOR WILLIAMSTON. NFIP REQUIRES THAT AN ACCURATE DELINEATION OF THE FLOODPLAIN OCCUR CONCURRENTLY WITH THE ADOPTION OF STRICT FLOODPLAIN DEVELOPMENT REGULATIONS IN ORDER TO CONTINUE THE CITY'S ELIGIBILITY FOR FLOOD INSURANCE. PLAN IMPLEMENTATION THROUGH CAPITAL IMPROVEMENT PROGRAMMING CAPITAL IMPROVEMENT PROGRAMMING CCIP) CAN BE ENVISIONED AS SHORTRANGE PLANNING. A CIP ASSESSES THE FUTURE NEEDS AND PROGRAMS; A FIVE- TO SIX-YEAR SCHEDULE FOR IMPROVEMENTS TO STREETS, STORM AND SANITARY SEWERS; WATER SERVICES, FIRE PROTECTION, RECREATIONAL SPACE AND OTHER COMMUNITY FACILITY NEEDS. THE CIP IS AN IMPORTANT IMPLEMENTATION TOOL DUE TO ITS ASSESSMENT OF CITY BUDGETARY CONSTRAINTS AS THEY RELATE TO ACCOMMODATING GROWTH. IT ALSO ESTABLISHES THE MOST DESIRABLE ECONOMIC SEQUENCE REQUIRED TO FULFILL PLAN OBJECTIVES. PLAN IMPLEMENTATION THROUGH COST/BENEFIT ANALYSIS NEW DEVELOPMENT GENERATES TAX DOLLARS BUT IT ALSO COSTS THE CITY MONEY TO SERVICE THEM. THE CITY SHOULD TRY TO ENCOURAGE DEVELOP- MENT WHICH WILL BALANCE TAXES RECEIVED WITH DOLLARS EXPENDED. THE TRI-COUNTY REGIONAL PLANNING COMMISSION HAS AVAILABLE A TOOL TO ASSESS COSTS OF PROPOSED DEVELOPMENTS, CALLED THE URBAN DEVELOPMENT COST/REVENUE MODEL. THIS MODEL WILL PROGRAM OUT THE COSTS OF CITY SERVICES (POLICE, FIRE, SEWER, WATER AND ROADS) FOR ANY KIND OF DEVELOPMENT OVER A TEN-YEAR PERIOD. TAXES RECEIVED, THEN BY ESTIMATING THE THE MODEL WILL HELP THE CITY TO DETERMINE IF THEY WILL BREAK EVEN OR GENERATE A BUDGET EXCESS OR DEFICIT. THIS TOOL, WHEN USED IN CONJUNCTION WITH THE CIP, WILL OPEN MANY PRESENTLY UNKNOWN VARIABLES WHEN EVALUATING DEVELOPMENT PROPOSALS. 68 �PLAN IMPLEMENTATION THROUGH PERIODIC REVIEW AND EVERY PLAN HAS TO ANTICIPATE CONTINGENCIES. AMENDMENT CONDITIONS MAY CHANGE AT ANY TIME WITH RESPECT TO THE ASSUMPTIONS UPON WHICH THE PRESENT PLAN IS BASED. To MEET THESE CONTINGENCIES A THOROUGH REVIEW OF THE PLAN SHOULD BE TAKEN EVERY FOUR OR FIVE YEARS. THIS REVIEW SHOULD INCLUDE EVALUATING HOW EFFECTIVELY THE PLAN HAS BEEN USED, CHANGES IN DEVELOPMENT PATTERNS, CHANGES IN POPULATION AND A PHILOSOPHICAL EVALUATION OF THE PLAN INTENT TO INSURE THAT IT IS MEETING THE ASPIRATIONS OF THE RESIDENTS OF WILLIAMSTON. FINALLY, SOMETIMES THE PLAN HAS TO BE AMENDED. IF SOMEONE PROPOSES A DEVELOPMENT ON A PARCEL OF LAND NOT DESIGNATED FOR WHAT HE HOPES TO DO, THE PROPOSAL SHOULD NOT BE DISMISSED IMMEDIATELY. THE FOLLOWING FACTORS SHOULD BE CONSIDERED BEFORE MAKING ANY DECISION, DOES THE PROPOSAL FIT THE INTENT AND SPIRIT OF THE PLAN? DOES THE PROPOSAL MEET REQUIREMENTS SPECIFIED IN THE POLICY PLAN SECTION? WHAT IMPACT WOULD THE PROPOSAL HAVE ON ADJOINING PROPERTIES? IF THE PROPOSAL MEETS THE ABOVE CRITERIA AND CAN BE SERVICED EFFICIENTLY, THE PLANNING COMMISSION MAY WISH TO AMEND THE PLAN. ONE NOTE OF CAUTION--IF THE PLAN IS TO BE AMENDED, MAKE SURE THE SECTION OF THE PLAN MAP AROUND THE PROPOSED SITE IS RE-EVALUATED, BECAUSE MODIFICATIONS MAY HAVE TO BE CONSIDERED. 69 ��A ER SICS MBI G , AD ICHI AN HO SING CARA Y~ TI ZATI WI IAMSTO, FACILITIE U E 2,60 86 y 2 IT 2,60 3 1 3 3 .e AC HER AO 6 CY STATU 5 57 U I RUCTUR I 1 2 R MORE M ILE H ME R TRAILER R o 254 5 0 M R U IT CC lED ERO CUPIED R ITS OCCP ER D TER 0 ITS ID ED G FAC. �GENERAL HOUSING CHARACTERISTICS FINANCIAL WILLIAMSTON, VALUE SPECIFIED OWNER OCCUPIED $ 5,000 LESS THAN $ 5,000 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 OR MORE MEDIAN MICHIGAN 534 7 77 149 135 91 59 16 $16,000 529 WITH ALL PLUMBING FACILITIES 6 $ 5,000 LESS THAN 75 $ 9,999 $ 5,000 TO 148 $10,000 TO $14,999 134 $19,999 $15,000 TO 91 $24,999 $20,000 TO 75 MORE OR $25,000 $16,100 MEDIAN 73 CONTRACT RENT SPECIFIED RENTER OCCUPIED LESS THAN $30 $ 30 TO $ 39 $ 40 TO $ 59 $ 60 TO $ 79 $ 80 TO $ 99 $100 TO $149 $150 OR MORE No CASH RENT MEDIAN WITH ALL PLUMBING FACIL. LESS THAN $40 $ 50 TO $ 59 $ 60 TO $ ':"/9 $ 80 TO $ 99 $100 TO $149 $150 OR MORE No CASH RENT MEDIAN 251 7 10 23 44 43 66 39 19 $96 232 6 19 43 43 64 39 18 $98 �SCHOOL INVENTORY FACILITY MEMORIAL ELEMENTARY GRADES RIVERVIEW ELEMENTARY K-2 3-5 MIDDLE SCHOOL HIGH SCHOOL ST MARY'S SCHOOL 6-8 9_;_12 1-6 YEAR BUILT 1950 1968 1929 1961 1959 ADDITIONS 2: 1959 1961 NONE NONE NONE NONE ACRES IN SITE N OF CLASSROOMS N OF PORTABLE CLASSROOMS TOTAL CAPACITY OF TEACHERS 10-COMBINEDSITE 10 30 5 20 18 20 21 6 0 0 3 5 0 555 400 461 602 200 6 (16 WITH PLAYFIELD) 14 FULL-TIME 2 PART-TIME 23 FULLTIME 23 3 PARTTIME 23 FULLTIME 6 5 PARTTIME STUDENT/TEACHER RATIO POLICY 25:1 25: 1 2 5: 1 25:1 25 STUDENT/TEACHER RATIO ACTUAL 25:1 1 7: 1 21 : 1 21: 1 22:1 PERCENTAGE OF STUDENTS BUSSED 95% 95% 55% 30% LIBRARY FACILITIES YES YES YES YES YES MULTI-PURPOSE SPACE YES YES No No YES GYMNASIUM YES YES YES YES No CAFETERIA YES YES YES YES YES N 74 r 1 �A. POPULATION PROJECTION METHODOLOGY THE POPULATION PROJECTIONS USED IN THIS STUDY ARE BASED ON U.S. BUREAU OF CENSUS □ BERS SERIES E FOR THE COUNTY CONTROL TOTALS AND AN INTERNAL COUNTY DISTRIBUTION FORMULA BASED ON GROWTH RATE WITHIN THAT MINOR CIVIL DIVISION FOR TWO TIME FRAMES. THE FOLLOWING OUTLINES THE PROCEDURE IN A SEQUENTIAL ARRANGEMENT. PROJECTIONS FOR EACH SUCCEEDING DECADE ARE DONE BY FIRST CALCULATING THE RATE AT WHICH THE MCD (MINOR CIVIL DIVISION) INCREASED (OR DECREASED) IN POPULATION OVER THE THREE-YEAR PERIOD FROM 1970 TO 1973. THE CENSUS POPULATION IS USED FOR THE 1970 NUMBER AND ESTIMATES ARE USED FOR THE 1973 NUMBER. THE RATE OF INCREASE FOR EACH MCD IS: 1973 POPULATION - 1970 POPULATION MCD MCD WITH A CEILING .17 FLOOR .015 1970 POPULATION MCD ALSO EACH MCD RATE OF GROWTH IS SUBJECT TO MINIMUM AND MAXIMUM CONSTRAINTS. THIS HAS THE EFFECT OF TEMPERING ANY EXTREMES THAT MAY HAVE EXISTED IN THIS THREE YEAR PERIOD, BUT UNLIKELY TO CONTINUE IN THE FUTURE. NEXT THE RATE AT WHICH EACH OF THE COUNTIES INCREASED IN POPULATION OVER THE THREE-YEAR PERIOD FROM 1970 TO J973 IS CALCULATED: 1973 POPULATION - 1970 POPULATION COUNTY COUNTY RCOUNTY = 1970 POPULATION COUNTY *FLOORS AND CEILINGS ARE INSERTED ON THESE GROWTH RATES TO MODIFY ANY RAPID GROWTH OR EXTREMELY SLOW GROWTH IN PAST. ALSO SPECIAL CONSTRAINTS ARE PLACED ON LANSING CITY, LANSING TOWNSHIP, AND DELHI TOWNSHIP DUE TO ANNEXATIONS. 75 �RATIOS ARE THEN SET UP, GIVING THE GROWTH DURING THE 1970-1973 PERIOD FOR EACH MCD RELATIVE TO THE GROWTH OF THE COUNTY IN WHICH IT IS CONTAINED. THESE QUANTITIES ARE THE K'S. R _MCD R COUNTY SECONDLY, SIMILAR RATES OF INCREASE AND RATIOS ARE CALCULATED FOR THE TEN-YEAR PERIOD FROM 1960 TO 1970 USING THE CENSUS POPULATION FIGURES. THE RATE AT WHICH EACH MCD INCREASED DURING 1960-1970 IS: = 1970 P OPULATION - 1960 POPULATION _ _ 1960 POPULATION WITH A CEILING .50 FLOOR 07 • SIMILAR CONSTRAINTS (ALTHOUGH LARGER BECAUSE OVER TEN YEAR INSTEAD OF THREE YEAR PERIOD) ARE PLACED ON RMCD AS WAS PLACED RMCD. ALSO THE RATE AT WHICH EACH OF THE COUNTIES INCREASED DURING 1960-1970 IS: 1970 POPULATION - 1960 POPULATION 1960 POPULATION RATIOS ARE THEN SET UP GIVING THE GROWTH OF EACH MCD DURING 1960-1970 PERIOD RELATIVE TO THE GROWTH OF THE COUNTY IT IS CONTAINED. IN WHICH THESE QUANTITIES ARE DEFINED ASK. KMCD = _R~M~C~D;.__ __ RCOUNTY THIRD, THE TWO RATIOS KMCD AND KMCD FOR EACH MCD ARE WEIGHTED BY THE EQUATION: RATIOMCD = 3 KMCD + 10 KMCD 13 76 �THE WEIGHTS ARE PLACED ACCORDING TO THE YEAR SPAN FOR WHICH EACH RESPECTIVE RATIO REPRESENTS. FOURTH, THE COUNTY CONTROL TOTALS CCC DEC.N) DERIVED FROM THE COHORT-SURVIVAL METHOD ARE USED TO PROJECT COUNTY GROWTH RATES CCR) FOR EACH DECADE. THESE ARE CALCULATED BY <CCPEC N+l - CCDEC cc N> DEC N FIFTH, THE PROJECTED GROWTH RATE FOR EACH MCD OVER A DECADE RELATIVE TO THE COUNTY IN WHICH IT IS CONTAINED CRPGMCD, DEC N) IS CALCULATED: RPG MCD, DEC N = SIXTH, RATIOMCDCCRCOUNTY) THE PROJECTED POPULATION (POP.) FOR EACH SUCCEEDING DECADE IS CALCULATED: POP.MCD, DEC N +1 = CRPGMCD, DECN +l) X CPOP.MCD, DEC N) WHEN N=l POPULATION ESTIMATES 1973 SEVENTH, THE SUM OF THE PROJECTED POPULATIONS OF ALL MCD'S FOR EACH COUNTY AND FOR EACH DECADE IS CALCULATED: TOTCOUNTY, DECN = PoP.MCD 1. DEC N + POP.MCD 2, DEC N + . EIGHTH, • . POP.MCDM, DEC N THE PROJECTED PROPORTION OF THE COUNTY FOR EACH MCD FOR EACH DECADE IS CALCULATED: POP PROPMCD, DEC N = Mcp. TOT COUNTY 77 �FINALLY TO FIND ADJUSTED POPULATION CADJ POPMCD)THE PROJECTED PROPORTION IS MULTIPLIED BY THE PROJECTED COUNTY CONTROL TOTALS THAT WERE DERIVED BY THE COHORT-SURVIVAL METHOD. ADJ POPMCD = 78 PROPMCD, DECN X CC DEC N �A COMPREHENSIVE D VELOPMEN FOR LAN HE CITY OF WIL IAMSTON, MICHIGAN OCT BER, 1976 PLANNING COMMISSION MEMBERS WHO PARTI IPATED IN THE COLLECTION AND PREPARATI F DATA FOR THE PAN 197 1973 LLOYD HAMLIN, CHAIRMAN GLORIA ALEXANDER, SECRETARY VICTOR HOGG KEITH HONEY ELWOOD LANOIS WALTER POSEY DRU ROEHM DEAN SANDELL DON ZENAS HAM I , CHAI MA HONEY, VIC CHAIRMAN EN R TAR R G SARAH H ET ER ELW D I WAT R EY DEAN SA LL RAY WATKl S 1976 1975 LLOYD HAMLI , CHAIRMAN KEITH Ho EY, VIE CHAIRMA DON ZENAS~ SECRETARY EDMUND ALCHIN RAYMOND 8ACHMA ELWOOD LANDI WALTER POSEY DEAN SANDELL RAY WATKINS MA A A WA DEA CITY A CITY COUNCIL WAYE BL SEY LLOYD HAMLIN VICTOR HOGG FRED JAMIESON DRU ROEHM INISTRATORS 1976 197 RAYMOND BA MA, MAYR JAMES SEAT N, MAYR PRO TM SA RAY WA RAY WATKIN, CITY MANAGER ORIA ALEXANDER, CITY CLERK/ TREA URER MILTON STEFFES, ASSE OR ELLI WYGANT, PUBLIC W RKS 5 PERINT DENT STEVEN HUGHE, WASTEW TER TREATMENT PANT SUPER! TN RAYMOND M KING, CHI POLIC G � 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 Williamston_Comprehensive-Development-Plan_1976 Creator An entity primarily responsible for making the resource City of Williamston Planning Commission, City of Williamston, Ingham County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1976-10 Title A name given to the resource City of Williamston Comprehensive Development Plan Description An account of the resource The City of Williamston Comprehensive Development Plan was prepared by the City of Williamston Planning Commission with the technical assistance of Tri-County Regional Planning Committee and Land Planning and Design Association in October 1976. Contributor An entity responsible for making contributions to the resource Tri-County Regional Planning Committee (consultant) Land Planning and Design Association (consultant) Subject The topic of the resource Comprehensive plan publications Williamston (Mich.) Ingham 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/8524fb52d54b51e5e950832b22fc2d1e.pdf 2c5b42cf41d8485abcf48f5ab412e2c6 PDF Text Text ' I' . CITY Of YAtE 1 i 1 Vv. Mechanic St. Yale, M ich. 48087 L ' .' .... I . I :_ ·. ,· .·-··:: City of Yale · . COMPREHENSIVE PLAN .City of Yale Planning Commission , Adopted March 21, 1991 I' . - -- --- ~ - -- - - �COMPREHENSIVE PLAN City of Yale Planning Commission Assisted By: Birchler/ Arroyo Associates City Planning Consultants Berkley, Michigan @ pnnled on recycJed ,,.,- �CITY OF YALE PLANNING COMMISSION James Cronin, Chairperson Steve Anderson Frederic L Fuller II Shirley Graves Albert W. Kovatch Dale Long Karen Thorner Barb Trevino Harry Wolf MAYOR Frederic L Fuller II CITY COUNCIL Dale Beadle Harry Wolf Don Winters David Gardner Tom Marcetti Ted Molesworth CITY CLERK Shirley Graves CITY TREASURER Carol Gorman I I CITY ADMINISTRATOR John Osborn This document was adopted March 21, 1991 by the City of Yale Planning Commission as a master plan pursuant to Act 285 of 1931, the Municipal Planning Act. �TABLE OF CONTENTS ( . , J -~ ( r Introduction 1 Regional Setting and Existing Land Use 2 Population 11 Natural Resources 23 Community Facilities and Services 31 Goals and Objectives 44 Thoroughfare Plan 54 Commercial and Industrial Areas Plan 70 Land Use Plan 79 Implementation Strategies and Opportunities 92 Appendix 98 �LIST OF FIGURES ,,. Regional Location Existing Land Use Comparative Population Change Residential Building Permits Major Age Group Comparison Employment by Sector General Soil Map Important Farmlands Established County Drains Woodlands Wetlands Water Distribution Sanitary & Stormwater System Street Qassification Concept Mobility & Land Access Relationships Existing Volumes Existing Conditions Thoroughfare Plan Accident Rates for Road Sections with Different Access Point Frequencies Effect of Control of Access on Accidents and Fatalities Commercial and Industrial Impacts Official Land Use Plan Illustrative Land Use Plan for City of Yale and Surrounding Area • II { ,, ( ,, I \ ( 3 10 14 14 16 18 24 26 28 29 30 32 33-34 56 57 60 61 63 66 66 73 90 91 LIST OF TABLES ( '', !' , i L r , Population Comparison Major Age Group Comparison Labor Force and Employment Employment by Sector SEMCOG Population Projections Detailed Population Projections Yale Public Schools 1989-90 Census Recreation Planning Standards Standards for Special Facilities Recommended Driveway Spacing Distances Characteristics of Shopping Centers City of Yale Annual Retail Expenditures Employment Density by Category 13 17 17 19 19 20 36 38 39 66 81 82 84 �Introduction To The ( t CIIT OF YALE COMPREHENSIVE PLAN The Comprehensive Plan for the City of Yale is a policy document developed by the Planning Commission to help guide long-range decision making related to land use and development issues. The Comprehensive Plan contains studies, charts, maps, text, and goals statements descnbing the Commission's proposals. The Comprehensive Plan is not a Zoning Ordinance and none of the maps are zoning maps. The Comprehensive Plan does not change the zoning classification of individual properties. When individual properties are proposed for rezoning, the goals, objectives, and land use proposals of the Comprehensive Plan will guide the recommendations of the Planning Commission and the legislative decisions of the City Council. ( It is also important to emphasize that the Comprehensive Plan is long range in scope. Many of the recommendations will take years to accomplish. Others may never be accomplished due to factors outside the control of the City. For example, it is clear that federal and state assistance will be necessary to fund some of the improvements, due to the City's limited resources. If the City fails to get outside assistance, it may put some of the projects in jeopardy. However, the City will continue to look to the comprehensive plan for guidance in future decision making. Public comments on the Comprehensive Plan are always welcome. They can be addressed to the City of Yale Planning Commission, 111 W. Mechanic Yale, MI 48097. 1 l (· • �REGIONAL SETTING AND EXISTING LAND USE There are many factors which combine to influence a community's future. Some are the result of local decisions, while others result from actions outside of the community. Likewise, the historical pattern of development in the community forms a base from which decisions on future growth and development will evolve. The purpose of this chapter is twofold. First, the chapter is intended to provide a perspective of the City's regional position and identify regional developments that may affect its future growth. Second, the report and map identify the existing uses of land within City of Yale as a base from which future land use patterns will be studied and developed. · Very few communities are so large and so diverse that they could exist and thrive completely on their own. Rather, the interaction between communities within the region gives each one the opportunity to grow and develop. The two regional factors that help the individual community chart its own possibilities are location and regional influences. A BRIEF IDSTORY 1. St. Clair County and the entire State of Michigan were once part of the Northwest Territory, a large area west of the Appalachian Mountains, north of the Ohio River, and east of the Mississippi River. In 1787, Congress passed the Northwest Ordinance to set a land division system that would aid settlers in defining the boundaries of newly settled land. The ordinance established the partitioning of land by counties, townships, and sections on a grid system. The City of Yale and the surrounding area have been influenced by the grid system. The provision of major roads on a one mile grid is one impact. This grid system has also formed the basis, on a smaller scale, for the pattern of local roads in the City. REGIONAL LOCATION City of Yale is located near the northwest border of St. Oair County, surrounded on all sides by Brockway Township. The City is approximately 25 miles from Port Huron, 45 miles from Flint, and 60 miles from the City of Detroit. Brockway Township is bordered by Speaker Township (Sanilac County) to the north, Greenwood Township (St. Clair County) to the east, Emmett Township (St. Clair County) to the south, and Lynn Township (St. 2 �r-I ••CM . ~ . . TON --, _ _ r--,a.. lT ··- oc1•,1ri..a I , . , ,,011t0 G(NlS(( s E E GENE I••·•T"'°" I L A p (Mll(GUN ••C-IILO ........0, I CITY OF YALE I E E ••c•o.• ••• ,,u.o lltOCIIWA'I' A ., ,,,. (LIA llANC T CLYDI C ••••o N HIU.tN oa•ou, L ati..l• .......... ATL.AI ......I R.·-•~... C.CLUIIIUI st &00 r--1 OAKL •ou ,,.,,.r;,11L co ...., ..,_fl&. ..... .,. OC(OLA NfGN • ...... o IM.ltOT LI .... I G•(UI OA11 LTl10 TIOT '""" STt•• I t,.TON OYI _, ... SD.ITN,lfLD ~- l.__-_11_•.... IIOliltWl[LD otirr• •rent• I S'fl¥Afi• ..... :.-----i LIVONIA ... r ~-, \ ... ACOM ■ LtllG ••-eu•, CL.Al• ·:....-L----l---+---t-1 HNO,l c! I IIASNIIIGTCII IOCNESTU NIL.LS ' PONTIAC: 1•JG,HON ·••10tt ~, ••wao.a •c ....OMO IM A C 0 OAILAN0 LA•( wAff.,D'tO ; N 10sec l= .,.,T( ,so• l'LT•OUTM •••o• , ... ,o .. IC:10 ,OEAR!I~'""" ... ,..,,,. 1NAlt0N "U· 00• 0 ETROIT . :J _..... . --· ''(LO 1..00, -: HLOJt C A N ill) r -1 1,-,....r•1· 1t1,.D r .. , I [:•000 r B/A BIRCHLER /ARROYO ASSOCIATES l[DfOIIO REGIONAL LOCATION �Clair County) to the west. Regional access is provided by North Street/Park Avenue/Yale Road, an east-west County Primary Road and M-19, a northsouth State highway. M-19 provides convenient access to M-136, which leads into the Port Huron area, and 1-69, which connects Yale with Port Huron and Ontario, Canada to the east, and Flint and Lansing to the west. FUTURE REGIONAL INFLUENCES St. Oair County is in the Southeast Michigan Council of Governments (SEMC0G) region. SEMC0G plays an active role in providing planningrelated data, transportation modeling, and regional planning. SEMC0G also reviews local applications for federal funding. The St. Oair County Planning Commission also carries out planning functions. The County recently approved a Solid Waste Plan, which is now being implemented. The County Planning Commission also recently completed a county-wide economic development plan used by the federal Economic Development Administration to determine eligibility for EDA project funding assistance. The Planning Commission is also involved in transportation and recreation planning efforts. A new recreation plan should be completed in 1991. FUTURE LOCAL INFLUENCES As noted above, the City of Yale shares common boundaries with Brockway Township. The Township has a master plan and zoning ordinance in place. The Master Plan, adopted in 1981, calls for rural, non-farm uses northwest and northeast of the City of Yale. Southeast and southwest of the City, agricultural uses are designated with the exception of the M-19 corridor, which is commercial, and the railroad corridor, which is industrial. EXISTING LAND USE ( -t ( In order to analyze growth and development in the community and provide a reasonable base •from which to make current and long-range planning recommendations, the existing use of land must be surveyed and evaluated. In many cases, the existing land uses have already set a pattern in certain parts of the community. In other areas, there may be vacant or underused land that can be evaluated for its development or conservation value. The information contained herein is based primarily on a parcel-by-parcel survey of land use performed by the City's planning consultants in November 1989. The information was recorded on a base map of the City and checked with aerial photographs. In addition, the downtown business district was videotaped for future reference. 4 �LAND USE CLASSIFICATIONS I- The following is a description of the various land use classifications used in the survey. Agriculture - This classification is applied to all land area used for crops and permanent pasture land. In addition to these, however, this group also includes such agricultural activities as horse breeding farms, greenhouses, pick-your-own farms, and similar types of specialized activities. Single-Family - This classification is for those areas containing single-family dwelling units and accessory structures. Two-Family -This classification is for areas containing two-family/duplex type dwelling units and accessory structures. Mobile Home - This category identifies planned mobile home parks and any concentration of two or more individual mobile home units, including related accessory buildings. Multiple Family - Included in this group are all apartments and multi-plex type of units where more than two separate residential units occupy a single building on a lot. ! r Commercial and Office - Land areas where professional and business offices are found. Retail sales and service businesses are placed in the commercial/office category. Industrial - This category includes uses with or without buildings where materials are processed, fabricated, assembled, or manufactured, or where equipment, materials, or wastes are stored out-of-doors. Natural Resources Extraction - This category includes topsoil, sand, gravel, peat, or other types of soil removal operations. Public - Land area and facilities such as schools, City libraries, and government buildings are considered public uses. Quasi Public - Included within this classification are such uses as churches, private elementary schools, hospitals, private cemeteries, and the like. Recreation - Included are public and private parks, golf courses, etc. Utility Uses - This group includes such uses as telephone, gas or electric stations and substations, high voltage transmission lines, water pumping s �stations, communications towers and similar uses operated by municipal departments or public utility companies. ,.f Vacant or FaJlow - This category includes all remaining land that is presently unused, idle, or agricultural land laying fallow. Woodlands and wetlands, which are included in this category, are separately identified in the Natural Resources chapter of this document. LAND USE ANALYSIS I ' . This report will be a slight departure from the "typical" planning analysis that seeks to measure the amount of acreage involved in each of the land use categories. While that approach is highly desirable in a community with very little vacant land or one with a large amount of redevelopment needed, it does not appear to be a useful tool in planning for the City of Yale's future at this time. The land use analysis will concentrate instead on the generalized "pattern" of existing uses. AGRICULTURE As can be seen from the Existing Land Use Map, agriculture is one of the predominant surface uses of the land near the outer fringe of the City of Yale. It has become common for many farmers or farm land owners in the Midwest to obtain other employment outside the rural area while maintaining their own farms as a side or part-time business. RESIDENTIAL DEVELOPMENT The City's residential development is primarily characterized by a concentrated core near the City center. This area has developed primarily along a grid street system, with roads intersecting at 90 degrees. Due to the smaller lot sizes, many residents are within walking distance of the downtown retail businesses. I . Several apartment complexes are located within the City limits. The Yale apartments are located along North Street, near the Yale Community Hospital. The Walnut Village senior apartments are located in the northwest quadrant of the City. Medi-lodge, an extended care nursing facility, is located across from Yale Community Hospital. I r There are two mobile home parks in the City: one on North Main (North Hill Mobile Home Village) and another off of North Street, north of the Medi-lodge complex. 6 r �' "' I I - I Llke most communities, a small percentage of the City's housing shows signs of deterioration and neglect. Most units in this category are victims of long overdue maintenance. Only a handful were abandoned or in such disrepair that they threaten the comfort and safety of the occupants. The vast majority of the City's housing is characterized by well-maintained, attractive homes and neighborhoods. COMMERCIAL AND OFFICE The City of Yale has a strong retail core of businesses and service-oriented offices that serves the entire region, not just City residents. The City of Yale serves the surrounding ruraVagricultural communities in much the same way that the combination of neighborhood and community shopping centers serves the urban and suburban areas. Not only are daily needs like food, medicine, doctors and dentists, hair stylists, and gasoline stations available, but also comparison shopping for major durable goods, such as furniture, appliances, and automobiles. Yale's business community is truly a "full service" shopping area. The following is a list of most of the services and retail goods offered within the downtown core: t I ' '- [ ! -, I • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Bowling Pizza restaurant Feed store Hardware Medical Automobile dealer Party store Gas station Fabric store Bank Furniture Hair styling Tavern Discount goods Laundry Pharmacy Flowers ( I 7 Cards and Gifts Auto Parts Newspaper Insurance Gun shop Department store Appliances Resale shop Bakery Chiropractor Optometrist Realtor Video store Post office Dentist Funeral home �INDUSTRIAL Industrial development is found along the railroad right-of-way through the City core. Included with the industrial users are agri-business users such as a grain elevator operation. In some locations, the industrial uses abut residential uses, with little or no buffer or screening. This residentialindustrial interface will be discussed in more detail later in the Commercial and Industrial Plan. PUBLIC AND QUASI PUBLIC Public and quasi public uses are scattered throughout the City. Included are several churches, the Yale City Hall/DPW complex on West Mechanic, the new hbrary on Jones Street, the Yale Junior High School, the elementary and high schools off of Park Avenue, the Yale Community Hospital, the senior center, the United States Post Office, and the American Legion, Lions Oub, and VFW halls. UTILl1Y USES Utility uses are also scattered through out the City. Included is an electric substation on Kennific at Will Street, a gas regulator station at Morrell and Oarence Streets, and a sewage treatment facility in the southeast quadrant of town. RECREATION The primary recreation facility in the City is the Yale City Park and Memorial Field located on Park Avenue. The park includes a ballfield with bleachers and scorekeepers' tower, picnic pavilion and tables, grills, swings, slides, climbers, restrooms, lighted horseshoe pits (4), shuffleboard (2), walking· areas, river, and parallel parking for 60-80 cars. Recreation facilities are also provided at the high schooVelementary school complex, including 5 tennis courts, 2 basketball courts, Heritage School mini museum, swings, slides, climbers, picnic tables, footbalVsoccer field, and 5 baseball diamonds. Additionally, the Trinity Missionary Church has a ballfield. I I t 8 r �CONCLUSION -. \ The development patterns identified on the Existing Land Use map provide a base from which to begin the process of developing a City Master Plan. By correlating existing development and natural features with the expected future population, the Planning Commission can begin to develop a plan for the community's long range development. This particular approach to the planning process insures a plan for future land use that is sensitive to the City's historical pattern of development, the natural capabilities of the City's physical resources, as well as the social needs of the existing and future population. .. I -, 9 �e •• •• 0 0 ' • SINGLE & TWO-FAMILY MOBILE HOME PARK MULTIPLE FAMILY COMMERCIAL & OFFICE INDUSTRIAL UTILITIES PUBLIC & QUASI PUBLIC RECREATION AGRICULTURE VACANT I . EXISTING LAND USE: 1989 • .J IIIL CITY OF YALE Pl. -\\"\li\C (.'0'.\1'11SSIO'\ ST. CL\IR corNn ·. \11 ('111(;,.\'\ Ill I :c B/A BIRCHLER / ARROYO ASSOCIATES �POPULATION One of the basic ingredients in planning for the future is to study the population of a community, i.e., its composition and characteristics. Historical and current population trends can be used in various ways to illustrate problem areas and forecast probable future needs. Proper planning of future land uses and roads must take the existing allocations of population, and particularly future projections, into consideration. This chapter will examine three primary aspects of the City's population: past historical trends, present composition, and future population levels based on current trends, correlated with the effects of certain future variables. By analyzing the potential for population growth or decline, the City hopes to anticipate the needs of the community. Proper land development can result only after the appropriate allocation of future population within the social and physical requirements of the City. PAST AND PRESENT POPULATION TRENDS From the tum of the century to 1980, the United States' population nearly tripled, growing from 75,995,000 to 226,504,825. During the same period, the East North Central States (Michigan, Illinois, Wisconsin, Indiana and Ohio) grew at a slightly slower rate, with their population increasing from 16,000,000 persons in 1900 to 41,669,738 by 1980. As a percent of the United States, the East North Central States, decreased by 2.6 percent between 1900 and 1980, dropping from 21.0 to 18.4 percent. Michigan, as a percent of the East North Central States, has increased its share of the East North Central States' population from 15.2 percent in 1900 to 22.2 percent in 1980. This means that Michigan claims between one-fifth and one-fourth of the population of the five state area. Broadly speaking, the evolution or growth of the United States can be described in terms of three basic eras: 1. 2. 3. The Agricultural Era - which ended in the late 1800's The Manufacturing Era - which prevailed through the late 1950's. The Human Resources Era - which emerged during the early 1960's. The Agricultural Era relied upon individual strength and manpower. The basic production system was one of self-reliance. Families tended to be very 11 �large and farm size was somewhat dependent upon how much land the family could till. Areas of urbanization were limited to small cities and villages that provided market places and social and cultural activities for the families in the surrounding farmland. ( The Manufacturing Era or age of industrialization took people from the farm to jobs in the cities and growing urban centers. One of the most important developments of this era was the beginning of the urbanization movement and improvements in the region's road network. With these improvements it became possible for persons to live in the outlying rural areas while commuting to work in cities like Detroit, Port Huron, and Flint. Contrasted with the Agricultural and Manufacturing Eras, when most work required physical strength or dexterity, is the Human Resources Era, when an increasing percentage of workers needed higher levels of educational achievement and mental development to meet job requirements. The demand for education, greater specialization, and the technology of automation and computers is usually evidenced in the growth patterns of a region. The rapid increase in the use of robots and computer control of many manufacturing processes is causing a rise in the demand for specialized university level training. Many job areas that were formally thought of as exclusively manual tasks now require skilled training. Greater reliance on and use of machines in the manufacturing processes has also resulted in a drop in highly-paid, skilled manufacturing jobs. The slack is being taken up by increases in the service sector. Service sector jobs typically earn lower wages, however, forcing many families to resort to two wage earners in order to maintain their standard of living. Many experts point to western Europe as an example of the standard of living toward which the United States is gradually moving. \ ..- ' i ' I- In the past few decades, the trend bas been to subdivide farmland for residences and mini-farms. Many farmers have abandoned farming for better salaries in industry. This is evidenced by the number of part-time farmers and the traffic increases on the major north/south arteries. In addition, people were fleeing the urban centers like the City of Detroit to live in the more open and rural areas, while they continue to work in the urban areas. This movement was so pronounced nationally that it even prompted the coining of a new word to describe these rural area suburbs: Ruburbia. Ruburbia is also referred to as exurban, meaning outside the urban core. The decade from 1970 to 1980 saw a basic change in the migration of the population of the United States. For the previous four decades more people left the rural areas for the metropolitan centers. This trend suddenly 12 �.. ' I . reversed itself, however, and the country experienced a general move from the central cities to the rural countryside. Continued transportation improvements and a decade of "back to the land" sentiments appear to have combined to spur this phenomena. The early 1990's shows continuing growth in many of these !'non-metropolitan" or urban fringe counties. \ IDSTORICAL GROWfH The table below shows a comparison of population change from 1970 to 1990 for City of Yale and several other townships in northern St. Clair County. The City of Yale's growth is illustrated in the accompanying figure. Of the St. Clair County municipalities listed, the City of Yale had a higher percentage increase than the County average, but lower than most other area municipalities during the 1970's and higher than others during the 1980's. Based on U.S Census of Population data, growth in the City of Yale took place at a rate of two percent per year during the 1970's. Based on 1990 Census data, the yearly growth was 0.9 percent during the 1980-1990 period. 1970-1990 POPUIATION COMPARISON SELECTED ST. CLAIR COUNTY COMMUNITIES Community YALE Brockway Twp. Emmett Twp. Lynn Twp. Greenw'd Twp _f SL Clair County 1970 Population 1980 Population 1970-80 % Change Population ND-~ Change + + - 1990 1,505 998 1,297 767 889 1,814 1,586 1,698 999 1,046 +20.5 +58.9 +30.9 +30.2 +17.7 1,977 1,569 1,796 908 1,030 120,175 138,802 +15.5 144,753 9.0 1.1 5.8 9.1 1.5 + 4.3 r Source: U.S. Census of Population L Building permits and household size are two important indicators of changes in population. A decrease in household size can cause a community's population to actually decline even though the number of homes increases. I I' [ '-. ,-· 13 �COMPARATIVE POPULATION CHANGE City of Yale 1960-1987 3000 2500 (. 1887 2000 1500 1000 500 0 1960 1970 1980 1987 Year '\ 1987 Estimate From SEMCOG RESIDENTIAL BLDG. PERMITS City of Yale 1980-89 Number of Permits 30 r-------------------------, 24 25 20 15 10 5 0 1980 ,- 1981 1982 1983 1984 1985 1986 1987 1988 Year l. Source: SEMCOG • Res . Units Permitted - Demolition Permits 1989 �A large increase in residential building permits can also be reflective of a coming increase in population. The figure on the previous page shows building permit activity in City of Yale during the 1980's. As the figure shows, building permits were relatively flat, with the exception of multi-family units in 1980 and 1984. r i POPULATION CHARACTERISTICS National birth rates were relatively high and increasing after World War II until 1967, which resulted in a substantial increase in the school age groups. The past fifteen years, however, have witnessed a decline both in birth rates and numbers of school age children. The only exception has been in the senior high school population which is still feeling the effects of the earlier baby boom. As a percent of total population, the age group 65 and over has seen a marked increase, due in large part to advances in the medical sciences over the past 30 years. The high rate of decline in the number of children under 5 years of age coupled with the increased number of women between 15 and 49 resulted in a sharp drop in the fertility rate to 2.3 in 1970. The U.S. Bureau of the Census contends that if the fertility rate drops to 2.1 there will be only 271,000,000 persons in the United States by the year 2000, and in 70 years the nation will reach zero population growth. Current trends show, however, that while zero population growth has occurred for short periods, there is currently a resurgence of persons in their 30's who are having children. This represents the group of the post World War II baby boom, who have started families of their own. I • r FAMILY SIZE The 1980 Census of Population showed an average household size in City of Yale of 2.62 persons per unit (ppu), which is slightly lower than 2.92 ppu figure for St. Clair County. The national trend toward smaller household sizes will likely be· reflected in future Yale ppu figures, particularly if additional senior housing is constructed. In fact, a 1990 SEMCOG estimate shows a 1990 ppu rate of 2.41. If young families become attracted to the area, the household size could increase in the future, contrary to the national trend. 15 L �AGE GROUPINGS Age groupings generally define several social categories. The preschool group includes those under five years of age. Those from age 5-13 make up the elementary/middle school age group, while the hlgh school sector includes those between 14 and 17 years. The bulk of the work force is found between age 18 and 64, with the 21-44 group representing family formation years and 45 to 64 representing mature families. The table on the next page and the accompanying figure below show the breakdown of the City's population by age in comparison with St. Oair County. The table shows the City's population generally mirrors the County average for the younger age groups. However, the senior population is much hlgher in the City of Yale than the County average. Major Age Group Con1parison City of Yale vs. St. Clair County 65+ Years 65+ Years 21.7% 18-64 Years 47 .8% 10 .7% 18-64 Years 57 .4% 14-17 Years 8.4% 5-13Years 15.8% > 5 Years 7 .7% 14-17 Years 6 .8% 5-13 Years 15.9% > 5 Years 7 .8% City of Yale St. Clair County Source : U.S. Census of Population 16 �Major Age Group Comparison - 1980 City of Yale vs. St. Clair County St. Oair County Percent City of Yale Percent I . ( 7.8 7.7 15.9 15.8 6.8 8.4 Workforce (18-64) 47.8 57.5 Retirement (65 +) 21.7 10.7 100.0 100.0 Preschool (0-4) Elementary/Middle (5-13) High School (14-17) TOTAL Source: U.S. Census of Population EMPLOYMENT The table below shows the changes in the civilian labor force (persons employed plus persons classified as unemployed) and employment for City of Yale. The Michigan Employment Security Commission rounds the data to the nearest 25. In November 1989, the unemployment rate in City of Yale was 8.8 percent, compared with 7.1 percent for St. Qair County. Labor Force and Employment Month Labor Force Employed Unemployed Percent Unemployed November 1985 675 600 75 12.5 November 1987 700 625 75 10.7 November 1989 725 650 75 8.8 r .I Source: Michigan Employment Security Commission f r - 17 �Based on the above table, approximately 33 percent of the total population of City of Yale is currently employed. The number of people employed should continue to increase as the population increases, barring any economic disasters. The table on the next page and the accompanying figure below show employment by sector in City of Yale from the 1980 Census of Population. The data shows that a majority of those employed are not in the farming industry, even though one of the predominant land use categories is agriculture. Forty-five percent of those employed in 1980 were skilled laborers, fabricators or unskilled laborers. Less than one percent were in the farming industry. As a comparison, St. Oair County had two percent employed in the farming industries and 41 percent employed as skilled laborer, fabricators or unskilled laborers. EMPLOYMENT BY SECTOR City of Yale: 1980 Operators/ Laborers 30 .0% Managers and Profes . 19.0% Skilled Workers Tech .. Sales. Admin . 15.0% 19 .0% Service Occupation 17.0% r - I Source : U.S. Census of Population r l. 18 �Employment by Sector - 1980 St Oair Comity Percentage City of Yale Percentage Sector Managers and Professionals 19 18 Technicians, Sales & Adm. Support 19 25 Service Occupation 17 14 • 2 Skilled workers 15 17 Operators and Laborers 30 24 Farming/Forestry • Less than 0.1 percent Large geographic areas generally have a significant influence on their smaller constituent sub-areas. The growth rate for City of Yale is directly influenced by the growth of the larger geographic areas of which it is a part. For this reason, the St. Oair County area is discussed in conjunction with the City's future population estimate. The most recently available population forecasts for St. Oair County and City of Yale are those developed by the SEMCOG. Results are as follows: SEMCOG Population Projections 1990 I t f - l ' Area 1990 Forecast City of Yale 1,830 1,859 1,908 146,322 162,950 174,249 St. Clair County 2000 Forecast r \ L-. r 19 2010 Fcreaist �A more detailed table for City of Yale is shown in below. The 1990 projections were recently released by SEMCOG. The overall low growth rate forecast by SEMCOG is reflective of the trends established in the 1980's. Detailed Population Projections City of Yale Population Household Size Occupied Housing Units 1980 (census) 1,814 2.75 659 1990 1,830 2.41 724 1995 1,843 2.33 752 2000 1,859 2.26 785 2005 1,887 2.21 816 2010 1,908 2.15 848 Year Source: SEMCOG Any number of mathematical methods can be used to project the City's future population. Three methods that seem particularly reasonable and which lend themselves to the available data include the constant proportion, growth rate, and increasing proportion methods. All of these methods are based on historical trends. J ! The constant proportion method assumes that the City will maintain the same percentage of the county's projected 1990 and 2000 population as it experienced in 1980. City of Yale contained 1.3 percent of the County's 1980 population. Projections for the City using this method are as follows: r St. Clair County r I City of Yale 1980 Population 1990 Projection 2000 Projection 138,802 146,322 162,950 1,8~4 1,902 2,118 20 I . �This methodology is close to target for growth during the 1980's. The constant proportion method yields a 0.1 percent per year increase from 1990 to 2000, which is probably too low. The growth rate method is an alternative method of projection that assumes the 1980-1990 growth rate will be the same as between 1970-1980, and the 1980-2000 growth rate will be the same as between 1960 and 1980. The results are as follows: City of Yale 1980 Population 1970-1980 Percent Change City of Yale 1990 Projection 1960-1980 Percent Change City of Yale 2,000 Projection 1,814 20.5% 2,185 11.9% 2,029 Growth rates during the 1970's were much higher than the 1980's, according to SEMCOG estimates. The 20-year projection is probably too low because the decline in population from 1960 to 1970, which lowered the overall 20year rate, is not likely to be repeated. The increasing proportion method assumes that the historical change favoring rural over urban areas will continue over the next two decades. If the larger incorporated areas stabilize and the rural townships and small cities increase their share of the county, it seems reasonable to expect the City of Yale's share of the County to rise from 1.3 percent in 1980 to 1.4 percent in 1990, 1.5 percent in 2000 and 1.6 percent in 2010. The results are as follows: St. Oair County Forecast Increasing Proportion % City of Yale Projection 1990 146,322 1.4% 2,048 2000 162,950 1.5% 2,444 2010 174,249 1.6% 2,787 This method slightly overestimates growth in the 1980's, and it likely overestimates 2000 and 2010 population levels. I II \... 21 �For planning purposes it is important to plan for the future population of the City using accurate projections. It is better to be on the ''high side" so adequate facilities match the future population. During the City's formation of this Master Plan, the following target population levels will be used: 1990 2000 2010 1,900 2,200 2,500 • ,. I I ( I I L.... r , 1 l. . r· ' /. 22 �NATURAL RESOURCES \. TOPOGRAPHY ,_ The land surface of the City of Yale is relatively flat, with the highest elevations of approximately 830 feet N.G.V.D (National Geodetic Vertical Datum) in the eastern and extreme northern portions of the City. The low elevation of approximately 775 feet N.G.V.D occurs along Mill Creek. Except for the steep banks of the creek, which are flood prone anyway, topography does not pose a major problem for land development in and around Yale. GEOLOGY The City of Yale lies within an area that was likely covered by an ancient glacial lake as the last ice age came to a close. As a result, the topography is primarily that of a level plain which was formed by sediments settling to the bottom of the ancient lake. Lacustrine clay and silt, which is a predominant near-surface geological feature along the M-19 corridor, is characterized by gray to dark reddish brown colors, and chiefly occurs as flat, low-lying areas formerly inundated by glacial Great Lakes. A small area of laustrine sand and gravel is also found along Mill Creek in the southwest portion of the City. This feature, which occurs primarily as beach and nearshore littoral deposits of former glacial Great Lakes, contains pale brown to pale reddish brown color, fine to medium sand, and metamorphic rocks. The City is also traversed by a water-laid moraine - an accumulation of earth and stones left by a glacier. This moraine, which occurs roughly in the eastern 1/4 and western 1/4 of the City, is an end moraine of fine-textured till. It is comprised of gray, grayish brown, or reddish brown, non-sorted glacial debris running in narrow linear belts of hummocky relief marking former stillstands of ice-sheet margin. SOILS f r There area twelve major soil associations found in St. Qair County. These soil associations are areas with a distinctive or proportional patterns of soils. The General Soils Map shows the locations throughout the City of Yale and ' , I L 23 �r SOIL ASSOCIATIONS Blount-Parkh i ll association : Nearly level to gently sloping, some- what poorly dra ined and poorly drained soi Is that hove a doml• nantly loamy subsoil; an till plains Londo-Avoca ossoc:iotion : Nearly level to gently sloping, somewhat poorly droined , dominantly high-lime soils that hove a loamy to sandy subsoil; on till plains cind mMoines Pert-Sims association : Nearly level to gently sloping, somewhat poorly drained ond poorly drained, dominantly high-lime soils that have o clayey to loamy subsoil; on till pla ins and moraines r Hoytvllle-Allendale-Napponee association: Nearly level to gently sloping, very poorly drained and somewhat poorly drained aolla that hove a clayey to sandy subsoil; on till plains and moraine• -I \ Allendale-Lotty ossoc:lorlon: Nearly level to gently sloping, somewhat pgorly drained and very poorly dra ined soils that hove o sandy to clayey subsoil; on the lake pla i n U. $ . DEPARTMENT OF AGRICULTURE SOIL CONSERVATION SERVICE MICHIGAN AGRICULTURAL EXPERIMENT STATION GENERAL SOIL MAP ST. CLAIR COUNTY, MICHIGAN Pouldlng••.Wosepl, cloy subsoil vor lont, association ; Nearly level, very poorly drained and somewhat poorly drained sol ls that hove a clayey to loamy subsoil; on the lake ploln and glacial loke beaches Latty ouoclation : Nearly level, very poorly drained •oils hove a clayey subootl; an the lake pla In iijsj f rho, I 0 r I 1 I 2 3 4 Miles I I I Wainolo-Deford assoclotlan : Nearly level, oomewhot poa,ly drained and very poorly drained soi ls that hove a sandy sub• so il; an glacial toke beaches, outwash plains, ond deltas Eostpon-Wainola-Tobico o .. oclotlan : Nearly level ta 1trongly , ......... fe,- . . . .,., sloping, well-drained, somewho! poorly drolned, and very. poorly drained soils that have ·o sandy subsoil; on gloclol lake beaches ,-Hirie,et . . .u ,., Boyer•Wosepl-Spinks association : Nearly level to gently sloping, well-drained and somewhat poorly drained , dominantly sandy so i ls thar hove o sandy to loomy subsoil; in gloc:lol droinageways and on gloc ial lake beaches and outwosh plains r 1 Boch ossoclotlon : Nearly level, very poorly drained, domlnontly high-lime soils tho, hove a laomy subsoll; In gloclo l drainageways and on the lake plaln Alluvial lond-Rough broken lond ossoclorlon : Nearly level to gently sloping , -It-drained to poorly dra ined soi lo on flood plains and the odlacen, steep to very steep sol ls on bluffs Compoled 1971 i,le1t11tiA9. ,, . . . ...1, ._..;., ..u, ertd ..,., _, n1ttetft ~,....... , ,.,.,...;,.,. �the surrounding area. The map shows that two of the twelve associations occur in the City. The drainage of most soils in the City is relatively poor due to the level topography. The predominant soil association, Blount-Parkhill, is characterized by a surface layer of dark grayish loam that is nine inches thick. Surface runoff is generally slow, available water capacity is high, and wetness limits many non-farm uses. The other soil association, Alluvial land - Rough broken land, is found along Mill Creek, and it is found along flood plains. SOIL SUITABILI1Y FOR AGRICULTURE The U.S. Department of Agriculture has classified most of the open area outside the City of Yale urban core as prime farmland on the Important Farmlands Map. The major exception is the narrow Mill Creek corridor and a large area southwest of the City core. Although designated as prime farmland, wetness can limit the cultivation of crops. In addition, the eventual expansion of the urban area of the City will likely remove this available farm land from active use. There are, however, approaches to retaining agriculture and open space while permitting urban development that can be implement through the zoning ordinance. CAPABILITIES FOR WILDLIFE AND RECREATION The Mill Creek area is a prime wildlife and recreation habitat. The steep slopes and soil conditions are generally not suitable for agriculture or the development of structures. In addition, the area is flood prone due to its proximity to the creek. However, the heavily wooded area is excellent as a wildlife habitat and place for passive recreational activities such as birdwatching. The City park has taken advantage of this resource. The open, non-forested areas of the City are also home to many wildlife species that thrive in an open environment, such as wild game species. These open areas are often overlooked as valuable wildlife areas. LIMITATIONS FOR RESIDENTIAL DEVELOPMENT r l l. - l. The poor surface drainage that generally prevails throughout the rural portions of the City and the surrounding Township presents problems for the construction of homes and other structures, although such problems can be alleviated by good site selection and improving surface drainage through 25 �JEDDO ROAD ~ 0 a: zIll Cl a: 0 ,.., I SPEAKER '· IMPORTANT FARMLANDS □ IMPORTANT FARMLANDS URBAN AREA l OTHER LAND CI1Y OF YALE PLANNING COMMISSION B/A BIRCHLER / ARROYO ASSOCIATES Source: USDA, Soil Conservation Service �ditching and other measures. The extension of City sewer service to these outlying areas also assists in overcoming soil limitations for septic tanks. SURFACE WATER AND DRAINAGE Mill Creek is the only large stream flowing through the City. The Established County Drains Map shows the locations of County drains and natural watercourses in the City and Brockway Township. WOODLANDS AND VEGFfATION Most of the major wooded areas that once covered the City of Yale have been removed either for the lumber value or to expand agricultural uses. However, there are still several areas of large woodlots, especially along portions of Mill Creek. Not only do wooded areas add a great deal to the natural beauty of the City, but they provide wildlife habitat, serve as windbreaks, replenish oxygen, and aid in the absorption of rainwater. The Woodlands Map shows the location of wooded areas in Yale and Brockway Township, as identified by the Michigan Resource Inventory System (MIR.IS) of the MDNR. It should be noted, however, that additional woodlands are found along Mill Creek within the City of Yale, but they are not shown on the map. Some vacant farmland also exists, and much of this has reverted to grassland and brush. As mentioned above, although these areas are not economically productive, they area of great value to many types of wildlife, including upland game birds. WETLANDS rl . -l The Wetlands map on the following page shows the wetland areas within the City of Yale and Brockway Township. These areas were identified by the Michigan Department of Natural Resources using the Michigan Resource Inventory System (MIRIS). GROUNDWATER RESOURCES l. The City of Yale relies entirely upon groundwater for its water supply, with the vast majority of all residences being served by municipal wells. It appears that this situation will continue for the foreseeable future, so the availability of groundwater is an important factor in planning for the community's future. Because it is supplied primarily as a City service, water is discussed in more detail below in the Community Facilities and Services portion of this chapter. 27 r I �BROCKWA r TOWNSHIP r.•-.11.1•c. sr. ....,.,,,.1..- CLAIR coUNTY. £STABLISH£D MtcH. COUNTY DRAINS ,.,, ...1-.."~ Cl,; ~ 'r, ,., ~ ~ (_: ,,-... ... ,., ~ ;.. '"..J l..J - ~ ~ :-. ,.. ....J lC: ','I ! ! '" 0/fAIN.S ft'ArCRCOU/fSES - - · ·· - - · · - __, -·· ,_·_•_:._·_-_·_••.•.••.•-%------------ .,,., .,___D_,,_•_'_N_s__'_o_"_"_c_,_r__r_o__ BROCKWAY TOWNSHIP �·-·-·-· ~~ • I WOODLANDS 7, • ~ 6 r• ~ 2 ~ - ~ ~ 1/, 0 • 1///. I ~z d, ,//-w. • I • I 7 q ~ 1/. ~ 0 ~ 12 LEGEND ~ I• -·rs-·-· V m ~ I • • ~ 1~ City of Yale Planning Commission I • I ~ • ~ ~/// • -' 18 CITY OF YALE & BROCKWAY TOWNSHIP ~ ~ ·--~ 1 ~ ?" • I I 13 • 20 ~ / ~ 23 / SOURCE 30 - 28 ~, t'-31 ~w¼ I 1//, ~ l ~ 1/ • ~ #A ~~ ~~--. $ • ~ I - 'I 1. MICH1GAN DEPARTMENT Cf' NATURAL RESOURCES la240lil0 COLOR IN=RARED AERIAL PHOTOGRAPHY,1q79 2. SOUTHEAST MICHIGAN COUNCIL Cf' GOVERNMENTS la24elillil BLACK ANO WHITE AER1AL PHOTOGRAPHY,1q95 • I • I • I TREE (42q) NUMBERS FOLLOWING LEGEND DESCRIPTION INDICATE RESOURCES INVENTORY CLASSIFICATION CODES . ft UPLAND CONIFER (421,422) • ~ ~ 19 ASPEN, BIRCH (413> Ill CHRISTMAS ~ 22 UPLAND HARDWOODS (411,412) • l'l I • I • I THIS MAP WAS COMPILED FROM AERIAL PHOTOGRAPHS USING STANDARD MANUAL INTERPRETATION TECHNIOLES. Tt£ INFORMATION HAS NOT BEEN FIELD CHECKED. THIS MAP IS INTENDED FOR GENERAL PLANNING PURPOSES. SITE SPECIFIC EVALUATION SHOULD BE VERIFIED BY FIELD INSPECTION. DN:. DD'NmelT CF N I I ~ IIESO.K:ES ,.~ W/~ ~ %~ ½ 34 T8N,R14E ,_ ~ 36 I • I • I • I (iifijf@ IIEStUQ: IM'DIMIIT11»4 S'ISlD4 UlfCl #CJ IMT'EJI _ , . DIYISIOI 1112-1111-eq 0 ~00 8000 FEET 120a1 �·-·-·-· ..,; ~ ~ ~W/~~ ~ ~ ~ 1 6 • ¼ ~ 2 •/~ ,' ~~ I ~~~~ ~~ w. ~ ~ ~ ~ • WETLANDS ~ CI1Y OF YALE & ~ BROCKWAY TOWNSHIP 0 • ~ J ~✓- ~ I ~ w.~ ~ ~ I • I I • .. 18 • w t/ ~ ~ ,~ ~~ ~ %. 1/,4 , 12 LEGEND ~ ~~ ~ ", ,:. ~ ~ • g.t ~ ~ •• ~ 22 ~ 23 1. MICHIGAN DEPARTMENT CF NATURAL RES~CES 1&24'!00 Cll..OR INFRARED AERIAL PHOTOGRAPHY.1q79 2. SOUTHEAST MICHIGAN COUNCIL CF GOVERNMENTS 1&24'!00 BLACK ANO WHITE AERIAL PHOTOGRAPHY. 1q95 ~ ~ /j ~ Ill LOWLAND CONIFER (423) SOURCE ,,,~ l ~ LOWLAND HAROWOOO 1414.611) 4 --~ m ~; "'l' I I • I I . 'I -' I THIS MAP WAS COMPILED FROM AERIAL PHOTOGRAPHS USING STANDARD MANUAL INTERPRETATION TECHNIQUES. THE *ORMATION HAS NOT BEEN FIELD CHECKED. THIS MAP IS INTENDED FOR GENERAL PLANNING PlllPOSES. SITE SPECIFIC EVALUATION SHOULD BE VERIFIED BY FIELD INSPECTION. DNR~ 1 I SHRUB, EMERGENT, AQUATIC BED (612, 621,622.623) NUMBERS FOLLOWING LEGENO DESCRIPTION INDICATE RESOURCES INVENTORY CLASSIFICATION CODES -~ ~ I I 13 $/ 21 ~ OPEN WATER 151.52,531 l - ~ -·J''>'r" ~ . • I• ~ ~ I • • 16 ~ w. ·-·~11• t"g,-4~ 7 City of Yale Planning Commission ~ ff' I r• • I ~ · 1//, 32 ~ ') ~ ~ 34 P-~ ~ 0 ~ ~ ~I ~• 35 36 I I I I OEP_,_ CIF - ~ AESCLIICES ~ MIOCIGOfO l!£SQ.RZ H'OIMIITIOH SYSTEM LNC> NC> WATIII _ _ , ~ 02- 111-eq 0 ~1110 8000 FEET 12000 �COMMUNITY FACILITIES AND SERVICES Community facilities include both facilities and programs offered by the City to its residents and business people. Many of these facilities are essential to maintaining an adequate standard of living, yet are often taken for granted. They are also a key factor in determining how much a City can grow. For example, without public water and sewer service, it is often difficult to achieve the desired level of development. The ability to attract new businesses and residents is also directly related to the provision of community facilities and services. More and more, business leaders are evaluating the "quality of life" in a community before locating or relocating a business into a new area. Without quality recreation facilities, sewer and water capacity, and cultural amenities, a community can be passed by, even though land and labor costs are reasonable. WATER AND SEWER The maps on the following pages show the existing water and sewer system. The map shows how the provision of water and sewer influences development patterns. Those areas with municipal water and sewer experience urban type development levels. Water is provided by several municipal wells, although typically only one well is needed to meet demand. Current average water demand is estimated at 200,000 gallons per day. Sewage treatment is provided by two treatment lagoons in the southeast portion of the City. These lagoons are approaching capacity, and the City has prepared plans to add a third lagoon. The plans are currently being reviewed by the Michigan Department of Natural Resources. Based on the above, water supply does not appear to be a constraint to additional development in the City. The only limitation is the cost of extending distribution lines to underdeveloped portions in the City. Sewer treatment is a limitation to growth from both a capacity and distribution standpoint. The City has, however, taken actions toward expanding capacity in the future via a third lagoon. DEPARTMENT OF PUBLIC WORKS (DPW) The DPW provides a wide variety of city services including maintenance of the water and sewer systems, street maintenance, snow removal, and street 31 �MAP WATER DISTRIBUTION SYSTEM OF YALE CITY MASTER SEWER B WATER B INVENTORY EVALUATION FOR CITY OF YALE S ST. CLAIR COUNTY METROPOLITAN PLANNING COMMISSION z.,· 400 1· • 600 , IZ 800 zoo· ~ q -I , :4 r ,,,. ,,.. - 0 ffS S,, f'I 4,(/ - •• ., • ... J □-: ..... -... .,, .-....,,. ,, ,,._~£...._,,.~.,,~ ...,- ,-,,,• -.,,. JN~-,.._..,dv r..-_-,.... _ I...... "'Yr ,h"., •• •~ .· ~,.,•.~T.;'1,/1/'f , j-·, .. h· -r.· ,..,,,,_, • Pw01fltf't11S10NSDATC - •• .: - •... ,•,..-. ,- · • • WATER DISTRIBUTION SYSTEM MAP CIT1' CF YALE ST CLAIR COUNTY, MICHIGAN ·--···"-·.-... --···- IDIDf •rt[OD AU JDIIMSOlt " ' roH'-t.11 IIHC I 110t,1Hl I ~ a 1 ""'0 M,.,vl W()M\ �SAN ITARY S STORM SEWER INVENTORY OF YAL E CIT Y MASTER SEWER WATER INVENTORY B EVALUATION FOR CITY OF YALE 8 ST. CLAIR COUNTY METROPOLITAN PLANNING COMMISSION 4~ 0 0 8 00 STORM SE WER SANITARY SE WER COM81N[ O SEWER MANHOL E ~~~: :;:~CTURE ) tNT[RC[ P TIN G 0P£N OIU IN OPEN DRA IN MANHOLE WlTH Rl M 8, tNVERT EU: VAT IONS I• -.. ~·· ,~..,,;.... ' .·• ~-~ c~,,,.... - -~ ~ ........ ~e~ _ ,..,,r_,, .R!f"~A:' ,,,,.., __,_,~, -4f/llt!;/l,,vS - ~ H-...sc c.A,s,:N,'NI �SANITARY 8 STORM SEWER INVENTORY _\ M~COLL AVE ~ ~ CLARK L !VIN6SroN OF YALE CITY SEWER MASTER CITY OF METROPOLITAN AVE a WATER INVENTORY FOR YALE a ST. CLAIR COUNTY PLANNING EVALUATION COMMISSION AVE ~ /.;Ve- - -o-------~~ ~ e- ,t:¥10£ # / 8 " FP,e'C€P'7~//\/ ✓l- · /. .. 1 i~t, ' ,, .. I~ " ~AY/TY .S'l!f:""€"'=" , 11 - 18 " ' ✓6 - dPTFR,t.{. ,S'l !;l,Vce F-eP/77 ,t.;96"&'0/V.S 0 100 200 400 800 6 00 ,. : 2 00' C/TY ~ / /77/ r S OATMA N LEGEND -<I STORM SEWER SANITARY SEWER COMB INED SEWER MANHOLE INLET CATCH STRUCTURE } INT RCEPTING OPEN DRAIN BASIN E OPEN DRAIN MANHOLE WITH RIM 8 INV(RT ELEVATIONS SAN ITARY a STORM SEWER INVENTORY CI TY OF YALE �sweeping. Private contractors are used for garbage pick-up and large snow removal jobs. I , Equipment used to provide the services includes a street sweeper, two trucks, and a backhoe. One of the trucks can be equipped with a bottom scraper and a salt distribution device for winter snow management. C J The City's DPW is staffed by two full-time and one part-time employee. POLICE Public safety is provided to City residents and business people by the City of Yale Police Department. The department has three full-time and three parttime officers. Two police cars are used for patrol and emergency response. I J FIRE The City is served by a 14-member, all-volunteer fire department. The department houses one pumper truck. In addition, the Brockway Township Fire Department is housed in the City facility, which adds one tanker truck, one tanker/pumper combination, one pumper truck, a grass rig, and a 'Jaws of life" to the equipment available if the City cannot manage the fire alone. In addition, surrounding municipalities have a mutual aid agreement in the event of a major fire disaster. AMBULANCE I . Ambulance service is provided to the City and several surrounding townships by a two person staff and a volunteer force. The City has two ambulances: one modular and one van. The City Administrator serves as the Ambulance Director. Currently, 4.25 townships in St. Oair County and 1.5 townships in Sanilac County - a total of 315 square miles - are served by this ambulance agency. ADMINISTRATION /' I I. The City Administrator and City Oerk comprise the full-time administrative staff of the City. One part-time employee assists in the day-to-day administrative duties. IDSTORICAL SITES ( The City has two historical sites of note: the McColl House on M-19 and the Heritage School. The McColl House has been designated as a Michigan 35 �r Historic Site. The Heritage School is a one-room school house formally located in Lynn Township. It currently serves as a museum. LIBRARY The City of Yale recently opened a new library facility across from City Hall. This 3,200 square foot building will now house the materials, books, and maps previously located in the City Hall complex. INDUSTRIAL PARK The City currently owns approximately 21 acres of land east of M-19 that it hopes to develop as an industrial park. The land was originally turned over to the City by quit claim deed in 1983 after private efforts to develop the land failed. Two years ago the City made sewer service available; water is not yet available. SCHOOLS The Yale Public School District currently serves 170 square miles in and around the City of Yale. The District boundaries extended east to the Black River, north to Sanilac County, west to Capac, and south to 1-69. Facilities include three elementary schools, a junior high school, and a high school. The table below shows the current (1989) fourth Friday count for the individual schools in the District: Yale Public Schools 1989-90 Census School Avoca Elementary Emmett Elementary Yale Elementary Yale Junior High School Yale High School Alternative Education Adult Education TOTAL Number of Students 244 229 578 277 609 20 .1Q 1,987 According to Mr. Steve Anderson, Director of Academic Services for Yale Public Schools, all of the facilities are currently operating over capacity. The 22 temporary trailers used by the District are a visible reminder of this 36 L. �problem. Mr. Anderson notes that the elementary schools are experiencing the greatest new demand; the high school demand has decreased slightly. f In order to address this capacity problem, the Yale Public School District formed a facilities advisory committee, and a facilities study was performed by an architectural firm. Major recommendations are noted below. • • • • '' Construct a new high school Convert current high school to a junior high Convert current junior high to an administrative/adult ed/special ed/recreation facility Expand existing elementary schools A School District bond issue to finance needed improvements will be voted on in early 1991. PARKS AND RECREATION Parks and recreation facilities serve a wide variety of age groups. Activities range from active sports such as soccer and football to passive activities such as picnicking and birdwatching. I, f The purpose of this section is to examine recreation standards, list recreation facilities located in the City of Yale and its environs, and determine if these facilities are meeting the planning standards suggested by the Michigan Department of Natural Resources. The results can be used to determine if the City should plan for additional recreation and parks facilities. , STANDARDS I I, Recognized recreation planning standards are a valuable tool in making an assessment of future recreation needs. Standards may be used effectively only as a means for comparing present conditions to what is thought to be suitable or desirable, and as a general guide toward estimating future needs and demands. A variety of standards have been developed by various groups. The Michigan Department of Natural Resources recommends using the standards developed by the National Recreation and Parks Association. The major types of recreation resources that the City of Yale should provide to its residents through future planning of its recreation facilities includes the following: L • L 37 �The mini-park provides specialized facilities that serve a concentrated or limited population or specific group such as tots or senior citizens. A small playground is an example of a mini-park. ( The neighborhood park or playground is designed to serve teenagers and adults with various types of active group recreational activities during the entire year. ff possible, the playfield should provide: areas for paved game courts such as tennis, basketball, volleyball, and handball; space for shuffleboard and horseshoe courts; sports fields for men and women such as softball, baseball, football, and soccer; and picnicking and small children's play areas. The community park, in general, is designed to serve a number of neighborhoods, or, in some cases, the entire City. It is suggested that a major recreation building, designed to meet the needs of all age groups, be included in the community park. In addition, it should include: areas of natural beauty with nearby picnic and trail development; fields and paved courts for various kinds of sports; and minor playground and playlot development. Other suggested activities include an outdoor shelter-concert area, outdoor swimming, lighted spectator-type athletic field, ice skating, and ample off-street parking. RECREATION Pl.ANNING STANDARDS f. Facility Mini-Park Standard Neighborhood Park Standard Community Park Standard Site Size 1 Acre 15+ Acres 25+ Acres Service Radius 0.25 Miles 0.25 - 0.5 Miles 1-2 Miles Acres/1000 People 0.25 to 0.5 1-2 Acres 5-8 Acres In addition to the above standards, the Michigan Department of Natural Resources and the National Recreation and Parks Association (NRPA) have established standards for special facilities. These standards are listed in the table below. ,, . I L \ . l .. 38 �STANDARDS FOR SPECIAL FACILITIBS I I , Facility r Baseball Diamonds• 1 per 6,000 Softball Diamonds 1 per 3,000 Tennis Courts 1 per 4,000 Basketball Courts 1 per 5,000 Swimming Pools (25 yard)* 1 per 10,000 Skating Rinks (artificial) 1 per 20,000 Neighborhood Centers• 1 per 10,000 Community Centers• 1 per 25,000 Golf Courses 1 per 25,000 Soa:er Fields 1 per 20,000 ,. Bicycle Trails I Playgrounds Standard/1000 People (miles) Comment Regulation 90° Best in battery of 2 or 4 1 per 40,000 1 per 3,000 Source: Michigan Department of Natural Resources, 1986. Building Michigan's Recreation Future, Appendix B, pages 100-101; and *National Recreation and Parks Association, Washington, DC INVENTORY I I I The City of Yale has one community-level facility for recreation opportunities, the Yale City Park and Memorial Field. In addition, the School Board property across the street has additional facilities, which are more limited in their accessibility to non-students. During the summer months, The Yale/Brockway Recreation Council organizes baseball leagues for area youth. The program receives funding from both the Township and the City. The High School also uses the park for football games and other activities. I. ,· Below is a listing and description of the recreation facilities in the City of Yale and major facilities in the region. I i \ 39 �Recreation Inventory City or Yale and Environs City Park Yale City Park & Memorial Field Picnic grills and tables, five tennis courts ( two in disrepair), picnic pavilion, ball diamond, swings, slides, climbers, football field with bleachers and scorekeeper's tower, restrooms, ice skating pond (not in use), community building (meetings), lighted horseshoe pits ( 4), shuffleboard (2), walking, river amenity, parallel parking for approximately 80 cars. Size: Approximately 37 acres (16.5 north of Park Avenue and 20.4 acres south of Park Avenue). ,- I I ' <. Other Facilities in City High School/Elementary School Basketball courts (2), Heritage School Mini-Museum, swings, slides, picnic tables, footbaWsoccer field, and baseball diamonds (5). Trinity Missionary Church One ballfield r l • ,· St. Clair County Parks Goodells Park Horsebarns, community building, playground equipment, ballfield, and restrooms. Approximate size: 300 acres. Location: 15 miles southeast of Yale. _( Sanilac County Parks (South) I. Lexington Park Picnic facilities, swimming, restrooms, and lakeviews. Approximately 25 miles northeast of Yale. l . r f 40 �r State Parks And Recreation Areas St. Clair County lI Algonac State Park Camping (300 sites), showers / restrooms, picnic area, boat launch, fishing, nature trail, playground, hunting and snow mobiling. Approximate size: 1,300 acres. Located approximately 50 miles from Yale. Lakeport State Park Camping (315 sites), showers, restrooms, picnic area, ball diatnond, picnic shelters (2), swimming, cross country-ski trail, fishing. Approximate size: 560 acres. Located approximately 15 miles east of Yale. St. Oair Flats State Wildlife Area Boating, fishing, and· nature study in a 7,800 acre setting. Located 55 miles south of Yale. Port Huron State Gatne Area Located on over 6,100 acres. Includes boat launch, fishing, nature study, and hunting. Located approximately 15 miles southeast of Yale. Sanilac Petroglyphs State Park Nature trails and indian rock carvings on 240 acres. Located approximately 40 miles north of Yale. I r 41 �Historical Sites/Facilities - St. Clair County St. Clair County \ \ , , Fishing, historic settlement Active lighthouse Pine Grove Park Railroad tunnel to Canada (1890) Harsen's Island/St. Gair Flats Fort Gratiot Lighthouse The Huron Lightship St. Clair River Tunnel • Sanilac County original 1870 furnishings Indian carvings Sanilac Historical Museum Sanilac Petroglyphs ANALYSIS It is obvious from the data presented above that the Yale City Park and Memorial Field is the premier recreation facility in the City, offering a wide range of activities. The 37-acre park exceeds the standards suggested for a community park. With an estimated 1990 population of 1,900 people, the park provides over 19 acres per 1,000 people, far exceeding the 5-8 acre standard. All of the City's population is also within the suggested 1-2 mile service radius. In addition, if the City were to annex additional property in the future, it would likely fall within the service area. . r It is important to note that much of the park property south of Park Avenue and some of the property north of Park Avenue is floodplain. While this is an important resource for the community, it cannot be developed for many active recreation purposes. From a planning perspective, the only major deficiency in recreation in the City is the mini-park and neighborhood park categories. The City may want to consider pursuing two or three additional recreation sites away from the City Park that can serve a more neighborhood-oriented need. For example, one half-acre mini-park with playground equipment for children and another aimed at seniors might be appropriate. Also, a small neighborhood park in the northeast quadrant of the City with one ballfield and playground equipment would provide additional recreation opportunities. .l It is suggested that the City prepare a Recreation Plan meeting the guidelines established by the Michigan Department of Natural Resources as an implementation tool for the Master Plan. The Recreation Plan, once i I 42 " J I I l • �f i r approved by MDNR, will make the City eligible for to apply from three separate grant programs. These programs provide and 75 percent of the total cost of developing facilities. In recreation survey of residents performed as part of the plan pinpoint the types of facilities the community wants. I f • I '· r I I I . '- .j 43 L for funding between 50 addition, a would help �GOALS & OBJECTIVES r. I INTRODUCTION The goals and objectives formulated by the Planning Commission are the cornerstone of the planning process. They are intended to provide the basic framework for public and private decision-making. The Master Plan's arrangement of future land uses is based on the community goals for the future. As such, the goals will effectively direct both public and private decisions regarding land use and development. PURPOSES OF THE MASTER PLAN The purposes of the Master Plan are: .I ,- 1. To improve the physical environment of the City as a setting for human activities and promote the general health, safety and welfare by making the City more functional, beautiful, decent, healthful, interesting and efficient. 2. To promote the public interest, the interest of the community at large, rather than the interests of individuals or special groups within the community. 3. To facilitate the democratic determination and implementation of community policies and physical development. The plan is primarily a policy instrument. The plan constitutes a declaration of long-range goals and objectives and provides the basis for a program to accomplish the goals. 4. To effect coordination in community development. 5. To inject long-range considerations into the determination of shortrange actions. 6. To bring professional and technical knowledge to bear on the making of decisions concerning the physical development of .the community. r !; l . ,· I._~ .... r l 44 �POLICY BASIS Only through careful analysis of existing conditions and the forces which have brought them about, can the City understand their interrelationship, identify their underlying purposes, anticipate future problems, and devise solutions. ,1 I Accordingly, the community identifies its objectives by relating them to current problems and issues and to tangible alternative solutions. At the same time, the City must attempt to anticipate future problems, and recommend the steps necessary to prevent their development or reduce their severity. POLICY PURPOSE r I Administration by city officials, legislative action by city councils, quasijudicial rulings by the zoning boards of appeals, and administrative action and recommendations by planning commissions are frequently criticized as being capricious and arbitrary. Clear-cut statements of policy can go far to minimize the apparent arbitrariness of certain planning and planning related actions. They can guide and substantiate honest intelligent decisions. They can also serve the city's Planning Commission as an anchor of objectivity. Another useful function performed by policy statements is in the area of informing the public about the thinking of the planning commission with regard to land development. DETERMINING POLICY I -l '·· r ,, . l _, I I '--, The Master Plan is not just a series of maps. Rather, it is first a series of statements descnbing the City's goals and objectives. They cannot cover every situation. Certain areas are so complex that it will be impossible to know what sort of policy decision can be made until all the facts are assembled. Also, there must be agreement and consensus in the first place before such statements can be adopted. Obviously, this concurrence will not always exist. None of this negates, however, the desirability of formulating and adopting goals and objectives statements in as many areas of planning concern as possible. The first step in the process was the distribution of over 100 community attitude surveys to a cross-section of the City's population. The results of this survey are found at the end of this report. The next step of the process was the futuring session held by the planning commission at a special meeting on August 15, 1990. At this session, representatives from the community were invited to discuss and develop a consensus on general 45 �community character, land use preferences, and public facilities and services. In October 1990, a summary of all previous comments was reviewed, and the planning commission developed the goals and objectives listed below. GENERAL COMMUNTIY CHARACTER GOAL.5: Maintain and expand Yale's residential housing stock, while encouraging properly planned economic development and redevelopment at appropriate locations. Incorporate long-range planning ideals into all current development decisions. Objectives: Encourage new subdivision-type residential development in vacant areas and infill residential development in existing neighborhoods. Promote subdivision design standards that result in new residential neighborhoods that imitate the historical character of the City's existing neighborhoods. Maintain and expand the existing central business district as a community-wide resource . . Promote new light industrial development in appropriate areas to provide local jobs, increased tax base, and encouragement for new commercial and residential development. L Ensure that non-residential development does not negatively impact the viability of residential neighborhoods through appropriate site plan review standards for new development, code enforcement for existing violators, and encouraging uniform screening of unaesthetic uses and/or activities. r I I l. HOUSING, RESIDENTIAL GROWTH & DEVELOPMENT GOAL: Provide all residents of the City with opportunities for quality housing. 46 ,- ! ----=--~--~~~-- -- - - - �Objectives: Continue to encourage and maintain a balanced variety of housing types including single family, two-family, apartments, special senior citizen housing, both manufactured and site built. Encourage infill residential development in the City. Promote the development of new subdivision-type development in vacant areas designated for single-family development. Adopt and maintain subdivision regulations and site condominium ordinances to ensure that new residential development meets minimum design standards to protect public health, safety, and welfare. Continue to improve the quality and capacity of water and sewer services so that these services can be made available to new residential construction. COMMERCIAL AND INDUSTRIAL DEVELOPMENT GOALS: Actively promote the development of properly planned industrial growth in areas having the least impact on residential areas. Conserve and improve existing commercial businesses by maintaining a wide variety of shops and services to meet the needs of the community. ( I ,. r Objectives: Encourage the location of new industrial development in the existing industrial park. Evaluate existing commercial and industrial areas encroaching upon residential areas to determine redevelopment potential or to establish additional buffering. t L Evaluate possible access alternatives for existing industrial uses whose traffic must travel through residential neighborhoods. ,, I Il Enact hazardous materials regulations that address proper site design, and containment and disposal of 47 r �hazardous materials in a manner that protects natural features including, but not limited to, ground and surface water, soils, air quality and wetlands. Work to eliminate the external impacts of industrial uses on residential areas through code enforcement and improved screening. PUBLIC SERVICES AND FACILITIES GOALS: Provide police, fire protection, emergency medical services and other public facilities and services that adequately meet the community's current and future needs. Provide sufficient recreation opportunities for City residents. Objectives: Follow the most cost-effective path when providing services to City residents. Explore possibilities for sharing costs of public services and facilities with surrounding municipalities. Continue to work towards a feasible means to expand sewer capacity. Pursue funding programs to repair and replace existing roads and sidewalks in disrepair. r Study alternatives to provide water service to the industrial park at a level of service necessary to meet industry fire-fighting needs. i ' Monitor fire and rescue service to ensure that these services keep pace with demand. r I l L. r; Continue to expand the scope of the City's recycling efforts as warranted. - 48 �PARKS, RECREATION AND OPEN SPACE GOALS: Maintain the existing community park and open space to preserve these resources for current and future residents. Continue to explore additional opportunities for recreational programs and facilities. Objectives: Prepare a City Recreation Plan consistent with the Michigan Department of Natural Resources' guidelines, and pursue funding for high priority recreation facilities and programs. Strive to improve the quality and recreation potential of the Mill Creek water course and the community's other natural areas. Use all available State and Federal grant programs to stretch the City's available recreation dollars. Work with Brockway Township to evaluate ways to expand and improve recreation programs. Provide all residential areas with safe, convenient access to neighborhood playground facilities and green spaces. Explore the possibility of converting the railroad corridor to a recreation trail in the event it is abandoned by the railroad operator. C I ROADS AND TRANSPORTATION GOAL: Provide all land uses with adequate access to the road system. Strive to mmnruze through-traffic disruptions on thoroughfares, while keeping through traffic off the local residential streets. Strive to maintain a multi-modal transportation system, including bicycles, walking, buses, and automobiles, where feasible. 49 �Objectives: r Promote a system of roads that is easily maintained. Improve access and emergency service by maintaining site plan review standards that ensure smooth ingress and egress by emergency vehicles. Work toward obtaining right-of-way dedications and reservations, consistent with the City's Thoroughfare Plan, as new developments are reviewed for approval. Limit the number of driveways and curbcuts on major and secondary thoroughfares to the minimum necessary to provide for safe ingress and egress. Promote the development of joint-use driveways and internal connections between adjoining businesses to reduce the number of curb cuts on major thoroughfares. Pursue funding programs to repair and replace existing roads and sidewalks in disrepair. Explore the feasibility of encouraging or providing other modes of transportation besides automobiles as part of the City's overall transportation system. ,- { I 1· t r !. I' ... . r. L so �CI1Y OF YALE COMMUNI1Y A'ITITUDE SURVEY The following summarizes the results of the City of Yale Planning Commission's survey of community attitudes. The survey was taken during July 1990, and the results will be used to assist the Planning Commission in forming goals and objectives and making land use decisions as part of its new Master Plan for the City. The survey was distributed to over 100 people chosen by Planning Commissioners as being representative of a wide range of interests. Sixty six surveys were returned, which is a sampling of approximately 3.5 percent of the population and 9 percent of households. The results are shown in percentages unless otherwise noted. Totals may not equal 100 percent due to rounding. PERCENT A ~ GENERAL ;5 0::: 0 c.. ~ Please indicate bow important each of the following was in influencing your decision to reside (or work) in the City. i ~ 0 ::E ~~ 0::: c.. 0{I) ~ 1. 2. 3. 4. 5. 6. Close to work Near friends and relatives School system Property tax rates Price of home Other (list below) i 0::: 0 c.. ~ E- 0 z 15 . 29 17 28 24 25 56 54 51 52 34 65 18 14 16 See Attached Sheet L 7. Do you own or rent your place of residence? Own 85 Rent 15 8. Do you live within the City limits? Yes 97 No 3 9. How long have you lived in the City of Yale? Average: 20.3 years•; Range: 8 mos. - 73 years• 10. Do you work in the City of Yale? Yes 54 No 46 11. Do you have children living with you? If so, how many? Yes 71 No 29 Under 21: J 12. What is your age? 13. How far do you drive to work each day (one wav) ? • - actual number 21-30: ~ 31-50: 55 50-65: 12 20 Miles* (average) Number 2* (average) Over 65: 22 �B. For each of the following, please choose the answer that best describes your feelings: r 14. z IAND USE PREFERENCES 0 z;;: al al al al a: < a: 0 < 0 0 0 z Q Existing shopping facilities are adequately serving the needs of City residents and employees. 39 8 53 The City should promote the development of vacant or underdeveloped commercial and industrial sites by identifying them and promoting their availability to developers and businesspersons. 88 8 4 The provision of greenbelts and landscaping in conjunction with the development of new industrial and commercial buildings should be encouraged. 86 7 7 Existing recreational areas and facilities are adequate to serve community needs. 55 7 38 Additional local parks serving seniors should be provided. 39 27 34 Additional local parks with playground facilities should be provided. 42 22 36 The construction of additional bike paths and sidewalks in the City should be encouraged. 71 14 15 The City should encourage the improvement of older residential stock. 86 14 0 Cl) r 15. 16. 17. 18. I \ {_ 19. 20. 21. 22. ( \\~ List the types of additional land uses you would like to see developed. See Attached Sheet ~ -t. 0 0 0 0 C. PUBLIC SERVICES In your view, ho~ adequate are the following services? ,- L 23. 24. 25. 26. 27. 28. 29. 30. 31. Police protection Fire protection Ambulance services Rubbish pickup Library Roadway and sidewalk maintenance Schools Recreation facilities and programs Stormwater drainage 0 0 0 0 49 76 74 30 82 25 38 27 24 :'.j a: c:: 0 ~ ""'0 17 19 5 17 9 22 48 10 8 20 54 39 21 27 46 23 53 34 �r D. ~ 0 ~ SERVICES PREFERENCE r" Please respond to each of the following questions as required 32. 33. Should the City play an active role in encouraging the development of additional senior citizen housing. ~ ~ 64 0 z 22 :z: 0 Q 14 What additional public services would you like to see initiated or upgraded in the City? See Below 34. What do you feel are the two most significant problems facing the City? See Below 35. What are the two most positive features or qualities the City has to offer? See Below Open-ended Questions (Multiple Answers) 22. More young subs, recreation, schools, industrial, multi-family on outskirts, housing. (no multiple answers to this questions). 33. drinking water (8), enforce nuisance ordinance (4), sewer/water (4), recycling (3), road/sidewalk repair (3), tickets for loitering (2), DPW better staffed (2), garbage trucks on schedule (2), more for children (2). 34. sewer/water (21), business growth/ lack of industry/ lack of development (9), no business competition (4), absentee landlords (2), and need progressive leaders (2). 35. small and friendly (14), hospitaVmedical care (8), nice place to live (6), schools (4), Bologna festival (3), close to big cities (2), parks and recreation (2), low crime (2). r I '- ' I -, ' \_ [ l-_ f ! r I l- �r THOROUGHFARE PLAN , I I_· .. I ( I- [ r -L A transportation system provides a means to move people and goods among various geographical areas. Because transportation has a significant impact on economic conditions, environmental quality, energy consumption, land development, and the overall quality of life in a community, it is critical that future transportation needs and problems be anticipated and reflected in the Master Plan process. The interrelationship between transportation and other community functions can be further described by examining the many purposes and functions of roadways. The primary purpose of roadways is to move goods and people. Roads and their associated rights-of-way also provide locations for public utilities including water, sanitary sewer, storm sewer, gas, electrical power, and telephone lines. Public services such as police, fire, and emergency rescue rely on the safe and adequate provision of roadways. Streets and rights-of-way also provide opportunities for landscaping, public art, and monuments. In many communities, there is a historical significance to the arrangement of streets, and the street pattern impacts the character of the community. The original plan for Washington, D.C. was created by a French national who was greatly influenced by a vision of the United States as a great industrial nation with a strong centralized federal government. He positioned the Capital building in a prominent location, with a radial plan of boulevards and roadways. The Capital building became the dominant feature and hub from which all major roadways began. The layout of the City of Yale and surrounding area was influenced by the Ordinance of 1785 (Northwest Ordinance), which established a land survey system to give settlers moving west of the Appalachians a definite description of their land. The area was divided into congressional townships each six miles square. Each township thus contained thirty-six square miles and each one square mile was called a section. The establishment of townships and sections not only made land identification easier, but it also provided a logical system for the provision of roadways along section lines. Major north-south mile roads include Main/Sayles in the City, and Jorden and Duquette in the Brockway Township. The major east-west mile roads are North/Park/Yale Road in the City, and Jeddo and Oatman/Speaker in Brockway Township. Most of the local streets also followed a grid pattern layout. 54 �• I FUNCTIONAL CLASSIFICATION OF ROADS Because of the prominence of certain roadways, their physical condition, and the overall land-use pattern in American cities, automobile traffic tends to be concentrated on certain roadways. On average, 80 percent of travel is done on about 20 percent of the roads. In order to set priorities for funding certain roads with the highest volumes, transportation planners established a road classification system. Although there is some variation in the classification of roadways, they are typically divided into roadways that carry local traffic and roadways that carry through traffic. Through roadways are further divided according to their function. The distinction between local and through traffic is made because of the substantially different kind of street required to serve both types of traffic. To eliminate conflicts between these two levels of traffic carriers, it is desirable to separate them as much as possible. The overall traffic circulation system, with both local and through streets, must be carefully integrated in order to function successfully. Local streets include both traditional neighborhood streets and cul-de-sacs. Due to variations in traffic flow, there can be several types of streets, ranging from freeways to local streets. The three basic types of roads in City of Yale are arterials, collectors, and local streets. The graphic on the following page shows how these various road types are typically reflected in a road plan, and the page following that illustrates the role of each road classification in providing access and mobility. FREEWAYS i ·Il ( L A freeway is designed to handle large volumes of traffic moving at high speeds over long distances or between urban areas. Experience has shown that this demand often cannot be met by the addition of lanes to existing major thoroughfares. Hence, the provision of a freeway often is the only answer to the problem of overburdened thoroughfares. Its capacity is increased greatly by the elimination of all at-grade intersections and all driveway cuts for frontage access. Points of entrance and exit are carefully controlled to maximize roadway capacities. The City of Yale has no direct freeway access. ss �STREET CLASSIFICATION SYSTEM CONCEPT r \ . >, ca ~ 0 ..J ca [ . Q) Q) SchoolPark u LL l_ Local - I ·l Arterial I- l ( I. B/A BIRCHLER / ARROYO ASSOCIATES �MOBILITY & LAND ACCESS RELATIONSHIPS BY FUNCTIONAL CLASSIFICATION r I Major Arterial Minor Arterial Collector Local I \. 111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 [ -l. D Mobility □. Access [ L- f rI L Source: Federal Highway Administration B/A BIRCHLER/ARROYO ASSOCIATES �ARTERIALS Arterial roads are the backbone of the one mile grid system. They provide continuity from one township/city to another, and they can carry long trips when a freeway alternative is not provided. In fact, some major arterials resemble mini-freeways by providing a wide median strip, partially-controlled access, and six or eight through lanes. Arterial roads are intended to serve through traffic volumes while providing access to abutting properties and minor intersecting streets. It is this dual function that often leads to congestion and traffic accidents because of turning vehicles conflicting with or impeding through traffic. These problems can sometimes be minimized in business districts by the use of service drives and/or internal connections between individual businesses that allow an overall reduction in the number of driveway connections to the arterial road. Arterial roads in the City include Main Street/Brockway Road and Park Avenue/ North Street. Within the four square mile planning area, Jeddo Road, Duquette Road, Jorden Road, and Speaker/Oatman Road are classified as arterials. COLLECTOR STREEI'S The collector street system provides both land access and traffic circulation within residential, commercial and industrial areas. The purpose of a collector street is to collect vehicles from the local streets and distnbute them to either local destinations or to an arterial. Collector streets can also provide internal circulation and access to non-residential areas such as industrial parks and major shopping centers. l Sayles is the only collector street in the City of Yale at the present time. LOCAL OR MINOR STREETS r I L r The sole function of local streets is to provide access to adjacent land. These streets make up a large percentage of total street mileage of the City, but will always carry a small portion of the vehicle miles of travel. Local neighborhood streets and industrial district service drives should provide access to collector streets or to longer distance through routes, but in such a manner that through traffic is not encouraged to use the minor streets as a shortcut route. Most of the roads in the City of Yale can be classified as local streets, although right-of-way width varies somewhat. The accepted standard for 58 �local street right-of-way is 66 feet. Several of the older roads in the City have 50 feet and a few have 40 feet or less. EXISTING VOLUMES, CAPACI'I1ES, AND ROAD NE'IWORK One of the components of a thoroughfare plan is an evaluation of existing traffic conditions. The Existing Volumes Map shows the 24-hour traffic volumes on the major roadways. In order to prepare this map, data was collected from the St. Qair County Road Commission and Michigan Department of Transportation. All counts were taken in 1988 or 1989. The two main roads in the City, M-19 (Main Street) and Park/North, are the only roads on which regular counts are taken. Typically, a two-lane roadway has a maximum capacity of approximately 19,000 vehicles per day (Level of Service E). Volumes in excess of this level can be found, but only in neargridlock conditions (Level of Service F). The maximum volume acceptable to most agencies is based on Level of Service D, which in this case would yield a maximum acceptable volume of 11,200 vehicles per day. Therefore, there is adequate capacity for future growth. The Existing Conditions Map identifies some thoroughfare problem areas. These problem areas, which were identified during a windshield field survey, can be classified under four categories: ■ ■ ■ ■ road off-set alignment skewed intersection with angles less than 90 degrees or unusual configurations major at-grade rail crossings unpaved roads These problem areas vary in terms of their impact on the road system. Many of the road off-set alignments are on minor streets with little traffic. The at-grade rail crossings are not presently causing any major problems because of the limited rail traffic. When possible and economically justifiable, these problem areas should be addressed. [ __ r l r Another problem area identified by the Planning Commission is the lack of emergency access from the west side of town to the downtown district and hospital area in the event the Park Avenue bridge is out of service. With the existing road network, emergency vehicles would have to travel gravel roads in Brockway Township for several miles as part of a detour route. 59 �.... ~;=======-=--=--=-=--~~==~:;::::::========::5~[i~~•oADs=;=:~==;=;=================~ L AVERAGE DAILY TRAFFIC 4,000 >N ING I I I i ri I - , EXISTING VOLUMES CIIT OF YALE PIA.._""\,NG COMMISSION ST. CLAIR COUNTY, \UCHIGAN 400 7 1r--==~•o.a"-----=====::::::::======~~--=-_- '-_ . I B/A 800 BIRCHLIR/AUOlO ASSOCIATU :000 �- UNPAVED ROAD UNIMPROVED ROAD 0 PROBLEM INTERSECTION OS AG AL OFF-SET ALIGNMENT AT-GRADE RAIL CROSSING SKEWED ALIGNMENT EXISTING CONDITIONS CITY OF YALE PLANNING COMMISSION ST. CLAIR COUNlY, MICHIGAN FEF:r 400 BI/.'I A 800 BIRCHLER /ARROYO ASSOCIATES �It should be noted that other problem areas may exist; those noted above are based on a 'windshield survey', not a scientific analysis. As the City reviews plans by the St. Oair County Road Commission, Michigan Department of Transportation or developers for new road work, it should note these problem areas and try to work toward satisfactory improvements. In addition, if the State legislature enacts enabling legislation permitting municipalities to require off-site improvements from developers, the City should attempt to resolve these problems when the opportunity presents itself. THOROUGHFARE PLAN The map on the following page shows the Thoroughfare Plan for the City of Yale. The plan identifies the appropriate right-of-way necessary for roads classified as arterials (120 feet outside downtown; 66 feet within downtown), collectors (86 feet), and local streets (66 feet). Some of the existing local streets with less than 66 feet of right-of-way retain their existing right-of-way width. Two right-of-way widths have been established for arterials for the following reasons: ■ The accepted standard for arterials/thoroughfares used by the St. Clair County Road Commission and other public agencies is 120 feet. This width allows for the eventual widening to five lanes (60 feet), where needed, with 30 feet of additional right-of-way on each side for utilities and sidewalks. Although the need for widening Jeddo Road, for example, to five lanes is obviously a long way off, the acquistion of right-of-way through dedications and other means should be an ongoing goal of the City. 60' - - - - - - - - - - - - - 1 2 0·- - - - - - - - - - - - ~ 62 �ARTERIAL (120' ROW) ARTERIAL - LTD. (66' ROW) COLLECTOR (86' ROW) LOCAL STREET (66 ROW*) • 1• 1 • * With the following exceptions: Existing Local Stmets ( < <,6' ROW) l,1 I I- I - Bettes Street Clark Street High Street Jean Street Jones Street Livingston Street Mary Street McColl Street St. Clair Street Spring Street Will Street Wood Street I I - I - 4U 5ft 511 QT 50' 50' 60' SO' 50' 9.1 50' 40' FUTURE LOCAL (f,6' ROW) I - Road Alignments are Conceptual I 1 _j °" ...... THOROUGHFARE PLAN ._J -· ·-·-·---- CITY OF YALE PLANNING COMMISSION ST. CLAIR COUNIY, MICHIGAN FEET I VE,oJCEJl; • OAll -·-·· 400 B/A 800 BI RCHUR / ARROYO ASSOC IATES �-------------------- • The acquisition of 120 feet of right-of-way in the downtown area of Yale is not practical because storefronts abut the existing 66 foot right-of-way width. Other homes, churches, and businesses are built close to the 66-foot right-of-way. In addition, five lanes of traffic is not practical or desireable in this area. In order to accomplish a fivelane section, on-street parking would have to be eliminated. The City of Yale should vigorously opposes any attempt to eliminate on-street parking downtown because of the potential negative impact on businesses. Downtown parking is convenient for shoppers and it provides pedestrians with a perceived sense of protection from through traffic. The Thoroughfare Plan map also shows future local streets within the current City limits. These road alignments show where the extension of future local streets is logical and where new roads are needed. In the northwest portion of the City, the extension of High Street, Fourth Street, and First Street are shown on the plan. The extensions of Second and Third Streets are limited due to the existing and anticipated future expansion of the senior apartment complex. A connection from First and/or Fourth Street to the residential (UR) property behind the senior complex is also shown. The northeast portion of the City shows the extensions of Euclid Street and Fraser Street to the east. New roads are not shown in the multi-family area directly south because it will likely develop with internal private roads. The southeast quadrant of the City shows both a new residential street system and a new industrial street system. The residential system is anticipated to tie into a new multi-purpose public road that will link M-19 with the new residential section, existing businesses, the sewage treatment lagoons, and some new industry. The industrial road system will connect M19 with the new industrial park and the industrial park expansion area. \ I In the southwest portion of the City, the extensions of McColl, Oark, and Livingston Streets are planned. The road system for the future development of the partially-platted subdivision to the west of the school property is also shown. A connection between this subdivision and Oark Street is shown to improve emergency access to this area. In the event the Park Avenue bridge is blocked or goes out of service, this connection should be controlled to permit emergency access only, as through traffic would not be appropriate in this area. When new subdivision or site condominium development occurs outside the current City limits, the need for additional collector and local roads will have 64 �to be addressed. A large development of an entire section would certainly require collector half or quarter mile roads. These can be reviewed at the time of individual development submittal. Local streets within subdivisions should be constructed with a minimum right-of-way of 66 feet. ACCESS MANAGEMENT One of the purposes of preparing a Master Plan is to not only plan roads, land uses, etc., but also to identify ways to implement the recommendations in the Plan. This section is intended to identify techniques that the City can implement through site plan review and other procedures. The premise behind the implementation of access management techniques is that property owners should be provided reasonable, but not unlimited, access to their property. Safe and efficient access maximizes available road capacity on through streets, reduces accident potential, and provides for reasonable ingress and egress to property. There are many access management techniques that can be implemented by the City ranging from adequate driveway spacing to frontage roads. These techniques are usually implemented through the site plan review process. The standards noted below are suggested as guidelines in the site plan review process. Each case will require an individual judgement and analysis to determine the appropriate action given the characteristics of the site and use. DRIVEWAY SPACING/PLACEMENT I ' One of the primary access management techniques is driveway spacing and placement. Driveways located too close together are safety hazards and they can negatively impact capacity. The figures on the following page show how accident rates increase as the number of access points increase and the effect of controlled access techniques on accidents and fatalities in urban and rural areas. These two figures clearly illustrate bow unmanaged access on arterials has a negative impact on the health, safety, and welfare of the community. The problem is even more evident in rural areas such as the City of Yale and Brockway Township. The table on the next page shows the recommended spacing of driveways based on roadway speed. As an example, a 45 mph speed limit roadway should have driveways spaced at least 230 feet to avoid turning conflicts, increase safety, and improve capacity. 65 �ACCIDENT RA TES FOR ROAD SECTIONS WITH DIFFERENT ACCESS POINT FREQUENCIES l . r I 0 4 W ,.. I te U.1 It \II SI.I ll W sa.t IO IA Z:U 14 .. n.a ACCESS POINTS PER MILE EFFECT OF CONTROL OF ACCESS ON ACCIDENTS AND FATALITIES IN URBAN AND RURAL AREAS . FATALITIES ACCIDENTS • •• 5 = .,:I d 500 z 400 ::::i 300 % ~ 2 • 10 ~ % ,f z .,2 • :I= ..- 8 8 ; 200 ~ 100 r • ~ ;"' 0 - Sour= Ill/ML URMH RURAL 2: .,E oe... Aotaa MallaJCIIICDI b Slnctl & ffilhwa)'I. U.S. ~ ol. Trampanaliaa. FHWA, 19112. Recommended Driveway Spacing Distances* Driveway Spacing (feet) Road Speed (mph} 85 105 20 25 30 125 35 150 40 45 185 230 so 275 •near curb to near curb Source: Flora, John W. and Kenneth Mikeitt, Access Management for Streets and Highways. FHWA Report IP-82-3, June 1982; and Glennon, J.C., eL al., Technical Guidelines for the Control of Direct Access to Arterial Highways. Volumes I and IL FHWA Report RD-76-86, August 1975. 66 �r L r In cases where narrow lot widths make implementation of the above guidelines burdensome, other options can be explored. One option is to provide a frontage road parallel to the main street that provides access to several properties with only one or two primary driveways or curb-cuts on the main road. Another option is to construct a shared driveway on the property line that can be used by two property owners. I NUMBER OF DRIVEWAYS For many of the reasons noted above, it is also important to regulate the number of driveways each development has onto a major roadway. In general, the following guidelines should be followed: All development should be provided with safe and reasonable access from public streets using the minimum number of access points (driveways) necessary to achieve this goal. Where access via a shared driveway, frontage road (located between a public street and front building setback), or rear service road (located in rear yard) is not possible, one two-way drive or two oneway drives (one inbound and one outbound) may be provided. Additional driveways may be provided when it is demonstrated that one driveway cannot safely and efficiently handle the volume of traffic anticipated by the proposed development. If property frontage exceeds 600 feet, an additional driveway may be permitted.• I •. If a property has access to both an arterial and collector or other minor street, access shall be from the collector/minor street. ALTERNATIVE ACCESS As noted above, a reduction in the number of driveways provides many benefits to the community and property owners. This reduction can be accomplished by limiting each development to one driveway, where feasible. But there are other alternatives which can provide even greater benefits by having more than one development share one access point. Shared Driveways One way to accomplish a net reduction of driveways to less than one per non-residential development is by installing a shared driveway. A shared r • Recommended in Access Management for Streets and Highways. published by the Federal Highway Administration. 67 �■ driveway is typically located along a property line, with both owners having access via an easement. Depending on the internal layout of the properties and the characteristics of the particular locations, this can be excellent strategy to manage access for higher volume driveways. Sight distance concerns, relationships to other driveways/roads, project financing, and other factors may prolubit the use of this technique. Service Roads Rear service roads provide common access to several non-residential properties from the rear of the parcels. The road is constructed parallel to the public road right-of-way, and it is typically constructed by property owners. Access to the public street is provided via a collector or minor street which intersects with the main arterial. This concept is very similar to a public alley, although the service road is constructed to meet greater standards due to high volumes and "greater than service vehicle" traffic. Frontage Roads A frontage road is located parallel to the public street right-of-way, and is located between the right-of-way and the front yard building setback. This type of road crosses several properties but only has one or two access points (typically). In the case of a major frontage road system, it may run for one mile or more, providing an access point to the main arterial road every 1/8 to 1/4 mile. REAR SERVICE ROAD EXAMPLE PARKING PARKING 300-400 FEET I 60-100 FEET PARKING ,- lFRONTAGE ROAD EXAMPLE 68 -- - - -- - --------- 30FEET �This type of roadway is often implemented in underdeveloped areas prior to the on-set of new development because of the separate parallel right-of-way necessary. There must be ample setbacks in place to install this type of system. Typically, the frontage road is located 30 feet from the main arterial road right-of-way, although additional separation at access points to the main arterial is necessary to achieve smooth traffic flow. Frontage roads can be constructed privately using access easements and a common link from one property to the next. As with public right-of-way, the distance between the main arterial and the frontage road will have to be increased at access points in order to accommodate storage of outbound vehicles exiting from the frontage road to the main arterial. CONCLUSION This chapter provides recommendations for future roadways, identifies problem areas in need of correction, and suggests ways to implement access management techniques to improve safety and road capacity. Careful periodic evaluation of roads and their function is critical to a successful program to manage growth and its associated impacts. . \ I • t. I -I ,., '( . • �COMMERCIAL & INDUSTRIAL AREAS PLAN INTRODUCTION Commercial and industrial growth and development in Yale has been slow in recent years. Many of the older areas have not kept up with modern standards for building orientation, provision of customer and employee parking, landscaping and other site amenities. As a result, some of these areas have higher vacancy rates, attract marginal tenants, and have greater impacts upon nearby residential neighbors. This chapter will address modern standards for commercial, office, industrial and research uses. Areas that are appropriate for redevelopment or improvement will be identified. Locational characteristics for shopping and employment centers will also be discussed. DEVELOPMENT STANDARDS FOR BUSINESS AND INDUSTRY Commercial and office areas can be developed to exist in harmony with adjoining residential neighborhoods, through the application of modern design standards in local zoning regulations, administrative review of development plans, and vigorous code enforcement. All new development and redevelopment should demonstrate: ' \_ ! -1 \., ■ Adequate on-site parking for daily peak hours ■ Direct access from a major arterial street ■ Service roadways for internal circulation, where feasible ■ Adequate separation of parking and service facilities from abutting residential areas by means of screen walls and/or landscaped greenbelts ■ Separate facilities on-site for pedestrian and vehicular circulation ■ Landscaping to improve individual business appearance and district image, by such techniques as planting areas that screen or deemphasize large parking lots r ,I I ' .. r ' r 70 �I l . I ■ Appropriate business signage for identification that does not attempt to compete with neighbors in terms of size and advertizing messages ■ Provision of internal vehicular connections between adjoining business developments in order to reduce curb cuts and potential points of traffic conflict on the thoroughfares Even industrial and research establishments have been shown to coexist alongside residential neighbors,, with careful attention to modern site design standards. Equally important is the need to establish a modern, progressive image for the industrial district in order to attract the highest caliber of new development to the City. A properly balanced tax base and a reliable local employment base relies on attracting and keeping high quality industry and upgrading areas presently characterized by marginal industrial businesses. Characteristics of properly planned and developed industrial parks and districts should include: ■ Fast, easy and convenient access to the local and regional transportation network. ■ Reasonable location with respect to labor supply, source of parts/materials, and customer markets. ■ Generous development sites, free of such constraints as unstable soil and poor drainage, with room for future expansion. ■ An adequate and reliable system of municipal services & utilities: sanitary sewer, water, storm drainage, police & fire protection. ■ Protection from encroachment of residential and other incompatible land uses. ■ Modern site design to create a progressive image of the City: ./ parking and service areas located to the side or rear i I • front setback areas reserved for landscaping and visitor parking only uniform location and appropriate size, height, materials and illumination of business signs r I \I-~- 71 �■ Physical location and site layout that minimize or eliminates adverse impacts on neighboring non-industrial uses: screening of parking and service areas, including loading docks/zones. screening of all outdoor storage and limits on the heights of stacked materials. uses with frequent outdoor activities should locate within the interior of industrial zones. heavy industry neighborhoods. should not directly abut residential INDUSTRIAL / COMMERCIAL IMPACT AREAS Older central cities and small towns often take on a character that is unique to that community and easily recognizable as such. Sometimes this results from an unusual street pattern, architectural building styles, or similar historical characteristics. Some development, however, is characterized by its anonymity more than anything else. The end result of this similarity is that communities can lack their own unique "image" particularly in linear business districts and corner shopping centers. An impact area is a location where commercial or industrial development is influencing residential areas or, in one case, the Main Street corridor. The map on the following page shows negative industrial influences and commercial areas in need of improvements. The appendix contains a detailed description of the impact areas. General Observations I ) . i ( '- The entire commercial frontage on Main Street lacks a common theme or unique identity. A downtown development plan would help identify market potential, actions to attract more people to the area, sidewalk and parking improvements, facade and sign standards, and actions to bring some of the marketing techniques used in indoor shopping malls to the downtown shopping district. A downtown development authority, chamber of commerce program, or city program could also establish a low-interest loan program for merchants willing to make facade and sign improvements consistent with a 72 '. l I �l===f::::::i ~, l=±=:j_ MORRELL I 11111111 I Negative Industrial Influences on Residential Areas STREET ...........~;;.;;;;;-=-,.~............- - - GUY ••••••••• Commercial Areas in Need of Better Access Control, Improved Parking Layout, and/or Better Vehicle/Pedestrian Separation ~....,......,......,......,..~ Commercial Areas in Need of Better Screening and/or Rear Facade Improvements UJ~--.. ~~ . . . . ...L.,_ -- Note: Industrial influence area not shown on map: junk yard near Jean Street Commercial area in need of screening not shown on map: car wash and gas station at Second and Main __, Cl) l'-'i'~r'r""i:..:.::lllli... NORTH STREET ~I ~ UJ UJ f= Cl) i MECHANIC STREET . . _ _... Cl) _......,_ _..,.Ul~--)==:::::t z COMMERCIAL AND INDUSTRIAL IMPACTS --+-----.10 ...., -- L_ .WOOD - City of Yale Planning Commission ~ STREET•• J --- Not to Scale ' \ B/A I \ ~ MILL STREET BIRCHLER /ARROYO ASSOCIATES �downtown design plan. The City is currently pursuing funding that could be used to prepare a downtown design plan and establish an appropriate theme or identity. The alleys behind the main commercial buildings fronting on Main Street should also be thought of as a critical part of the overall image of downtown. Expanding the central business district east and west will place these "rear" facades in a more prominent location. With the addition of more off-street parking east of Main Street, the rear facades will have increased exposure to potential patrons. Store owners should be encouraged to provide improved rear entries for customers since new parking will likely put most customers in close proximity to the back of stores. I I ,.' Parking capacity problems in the downtown area appear to be isolated in certain areas. West of Main, ample public parking of approximately 40 paved and 15 unpaved spaces is provided south of Mechanic. North of Mechanic, the large City lot south of the new library is in the process of being paved to provide approximately 55 spaces. Plenty of on-street parking is provided along Main Street and intersecting side streets. The major capacity problem observed west of Main was near the Total service station and Braggs Party Store. Due to the high level of traffic generated by the party store, parking is not always available nearby. Redesign of the Total station will help alleviate parking on the sidewalk and in the driveway; however, the capacity problem should be addressed with development of a parking lot behind the buildings on the east half of the block or relocation of the party store to a site with more convenience parking. The east side of Main Street needs additional public parking, and this can be provided as part of the redevelopment of the area. The appearance and function of industrial uses in the City is just as important as it is for commercial uses. The east facade of Hughes Industries is an example of an attractive design that reflects quality. Unfortunately, onsite maintenance and attractive exterior facades are not the strong suit of most City businesses. Industry near the downtown core should participate in a sign and facade improvement program. Outside the CBD, new industry should focus on the City's industrial park where a quality development meeting modern design standards will serve as an asset to the community. \I.. .•\ ( I '-· r-. 74 �COMMERCIAL LAND USE PLAN The Land Use Plan map at the end of the Land Use Plan chapter shows the boundaries of the downtown district (DD) and the location of a smaller general business area. The industrial areas are discussed below in the next section. The downtown district is a predominant community resource in Yale. Its boundaries include Wood Street to the south and Kennifick and the rail right-of-way to the east. The north and west boundaries meander somewhat. A primary function of the downtown district is to serve as a retail and office hub for Yale and the surrounding rural area. This district should continue to serve as a community and neighborhood level shopping area. However, it is important that the DD serve a mix of uses. Other uses should continue to include public and quasi-public uses, limited second floor residential, limited single family residential, and limited individual multi-family units. It is intended that industrial uses will eventually relocate to more appropriate areas in the City. Because retail and service-oriented office uses rely on pass-by traffic and exposure to Main Street, property fronting on Main Street in the DD should contain commercial uses. Away from Main Street, the interaction of various land uses, including residential, is an important part of the unique character that makes the DD more than just a business center. Without the churches, single family homes, and small multi-family units, Yale's downtown would lose an important quality that cannot be substituted with more retail development. .I ' rI . r· I'· .,j ' One of the primary roles of residential in the DD, both single family and multi-family, is to serve as transition from the less intense adjacent residential neighborhoods to the more intense DD area. For example, a single family home located in the DD, across the street from a residential district, would soften the impact of the business district on the residential zone. The same would also apply to a small multi-family complex. As the DD continues to evolve, the many components that make it a unique resource must be preserved and enhanced. The other commercial area shown is General Business south of the existing City limits. Desired uses include businesses requiring large tracts of land not available in the DD, automobile dealerships, farm implements dealers, home center stores, and the like. 75 �It is important to note that commercial development has been limited to these two main areas because of an important land use goal: concentrate commercial development. Communities that have allowed commercial development to "sprawl" in a linear fashion along major roads have often ended up with unattractive, marginal businesses; intrusion into numerous residential areas; traffic congestion; and increased traffic accidents. Residential along major roads is an excellent alternative when developed so that all lots front on an interior street intersecting with the main street. r· I The property fronting along Brockway Road/Main Street south of Wood Street has not been included as a commercial area. Although there are currently several scattered businesses along this corridor, the predominant character is residential, including several historic structures. Additional intrusion of new commercial and office uses in this area is not desirable, particularly when land and building space is available in the DD. An alternative may be to establish a unique residential zoning district in this area allowing for limited business uses within existing homes such as bed and breakfast inns, small offices, home occupations, and antique dealers. This would provide some flexibility while preserving the residential character of the area. ' INDUSTRIAL LAND USE PLAN As noted previously, industrial development is currently found in numerous locations in the City. Some of these locations intrude upon and negatively impact adjacent residential areas. I I ' i . \_ i ' l. The Land Use Plan shows one primary industrial location and a secondary location area. The primary location is the City's proposed 26-acre Industrial Park, located near the south end of town, east of M-19. Also included within this primary location is an adjacent 57 acre parcel in Brockway Township. The secondary area includes the Hughes Industries site north of the CBD. CTIY INDUSTRIAL PARK l i. •...: The success of an industrial park depends on many factors including land price, proximity to raw materials and an end market, availability of workforce, and availability of public facilities and services. One of the traditional locational factors often critical to industry is rail access. However, rail usage has declined and there has been a corresponding increasing 76 r �reliance on surface transportation. Rail service within the City is virtually non-existent, and the future outlook is cloudy. It is likely that a smaller regional operator will provide rail service or the rail right-of-way may be abandoned altogether. i i ' The proposed industrial park has the potential for rail service via a spur from the main line, which is located approximately 1,000 feet to the east of the park. The City owns the property between the industrial park and the rail line. It is likely, however, that future industrial tenants will rely on surface transportation of goods rather than rail service. Vehicular access to the site is potentially very good. The site directly abuts M-19, a major north-south State highway. M-19 has an interchange connection with 1-69 approximately 10 miles to the south. 1-69 connects the Yale market with Port Huron, Canada, Flint and Lansing. An internal road within the site, a direct connection to M-19, and appropriate deceleration and passing lanes are needed to "connect" the site with this regional transportation network. According to a 1984 engineering study prepared for the City by K. Don Williamson & Associates, Inc., water and sewer improvements are necessary to serve the site. The primary sewer limitation is the overall capacity of the two public sewer lagoons. The City is currently working to solve the Citywide capacity problem. l The water problem is related more to distnbution limitations. According to the study, a new 10 inch north-south transmission main must be connected to the existing 10 inch main on North Street. The new 10 inch main would provide adequate pressure to serve the normal demand of industrial users. It would also benefit the entire southeast quadrant of the City. If a high water demanding industry ( above 300 gpm demand) locates in the park, it may be necessary to drill a separate well within the park. Other facilities and services such as police, fire, rescue, gas, and electric are generally available. Adjustment in service levels may be needed depending on the tenants. The additional industrial area directly south of the proposed park is a logical expansion area for industry. This land, currently located in Brockway Township, is bordered by commercial, future industrial, sewer lagoons, and future recreation uses. l I. 77 r --- - - - - -- - - �M-19/RAIL RIGHT-OF-WAY INDUSTRIAL AREA The Hughes Industries site comprises the balance of industrial land. The Hughes Industries site has room for expansion to the west. Future development of this site should be limited to industry operating indoors that can be developed in a manner that is sensitive to the adjacent residential and senior citizen center uses. The two industrial development areas described above should provide adequate land area to serve the industrial needs -of the City of Yale over the next 20 years. The primary location is well situated away from residential uses and sensitive environmental features. Existing industry in planned nonindustrial areas should be encouraged to relocate to the City industrial park so redevelopment consistent with the Land Use Plan can occur. Development in the secondary industrial area is situated between the northern edge of the CBD and residential development. Future development in this area should be of a lower intensity than what might be found in the industrial park. CONCLUSION This chapter descnbes some of the goals, problems, and opportunities associated with commercial and industrial development. Its sets a direction for specific improvements to solve existing problems and it provides the blueprint for position economic development that will provide jobs, increase the City's tax base, and be sensitive to residential areas. r As part of the implementation of this plan, it is important that the site plan review standards in the Zoning Ordinance provide for adequate buffers between residential and non-residential areas and sensitive design guidelines so that a healthy economic base does not detract from the strong residential neighborhoods. Code enforcement is also important. Many of the problem areas noted can be solved by developing strong City codes and enforcing them. Negative impacts like outdoor storage of garbage in piles and overgrown vegetation should not be a part of the future of the City. Strong code enforcement will insure that quality development maintains its quality years after initial construction. I !' . 78 r \ t �LAND USE PLAN INTRODUCTION The Land Use Plan for the City of Yale descnbes, in a generalized manner, those areas considered most appropriate for agriculture, residential, commercial, industrial, public/quasi public, and recreation uses. The distribution of the various land uses is based upon natural features, existing land uses, road patterns, existing and proposed utility systems, and areas most likely to develop over the next 15 to 20 years. All of these were carefully correlated with the Planning Commission's Goals and Objectives as stated in the Goals chapter. The overriding goal of the Land Use Plan for the City of Yale is the provision of sufficient land areas to accommodate future growth within an orderly framework that makes economical provision of public services possible. The need for guiding future land use development in the City becomes apparent when several factors are considered. First, a portion of the City's land area is still rural, characterized by scattered homesites without public utility services. Second, increasing pressures for new development will continue due to the City of Yale's proximity and transportation access to the metropolitan Detroit, Flint, and Port Huron areas. Finally, the existing downtown core is a major community resource and the industrial areas boost the tax base and provide jobs. These areas must, however, co-exist with the City's neighborhoods in a way that minimizes potential negative impacts. ! l_ If development is allowed to take place in a haphazard manner, the provision of municipal services becomes costly, prime open space may be lost to premature urbanization, and an inappropriate mix of new uses may occur. By grouping similar uses within a given area, property values can be more easily maintained since incompatible land uses are avoided, and public utilities can be programmed to serve only those areas where development is likely and capable of paying the cost of such improvements. IDENTIFYING NEEDS ri '· r A key component to any future land use plan is identifying the need for various types of land uses. This is done by analyzing a wide variety of data including population projections, the commercial market, future industrial 79 rI �\. potential, and future office potential. Once general needs are established based on standard planning methodologies, the unique characteristics of the community must be factored into the analysis. These characteristics include existing development patterns, natµral features and goals and objectives established through the master plan process. The ultimate product is a plan tailored to the individual community that is realistic, based on factual data, reflective of unique features of the land, and responsive to the potential for various types of non-residential land uses that may be necessary to adequately serve and employ area residents. COI\fMERCIAL DEVELOPMENT ,. l- r \ l. ,.. I· I I Regardless of the character of a community, adequate commercial development is an important component for residents, employees working in the community, and visitors from outside the municipal limits. Supermarkets and drug stores provide the most basic necessities for everyday life, while larger community and regional shopping centers provide a variety of durable goods ranging from clothes to major appliances. Retail stores improve quality of life, provide basic and not-so-basic goods and services, and they employ area residents. ff the commercial development is unplanned, it can actually detract from the quality of life. Examples include unlimited "strip" or linear development along .major roads which brings traffic congestion, unsightly buildings and signs, and marginal businesses to the community. An unplanned, overextended retail area can leave a community with vacant stores that are a blight, health hazard, and general nuisance to residents. One of the goals of a master plan is to provide the amount of retail space necessary to adequately serve the community in locations that are best able to accommodate the traffic and noise associated with commercial development. This section briefly identifies the anticipated retail demand and potential locations in the City. It is important to note that there are three major shopping center classifications: neighborhood, community, and regional. The table below shows the different characteristics of each one. r. 80 r �Characteristics of Shopping Centers Leading 1\pe i. Tenant Typical GLA General Range Mininm1 (Square Ft.) (Square Ft.) Site (Acres) 50,000 30,000-100,000 3-10 Neighborhood Supermarket Community Jr. Department 150,000 or Discount 100,000-300,000 10-30 Regional One or More Full Line DepL Store 300,000-900,000 500,000-1,500,000* 10-60 15-lCD er more• 400,000 800,ooo• • Super Regional Shopping Center Source: Shopping Center Development Handbook, 2nd edition, Urban Land Institute Neighborhood Shopping r ( . l -: ' r· I I ' f I L. As noted in the table above, neighborhood shopping centers are the smallest shopping center type. They are intended to serve the daily needs of nearby residents by providing basic goods and services such as groceries, drugs, hardware, laundry cleaning, banking, etc. The minimum support population recommended by the Urban Land Institute is 3,000 - 4,000 people, most of which should live within a five - to 10 minute drive. The neighborhood shopping center trade area includes the entire City and portions of surrounding townships. Given the rural characteristics of the surrounding area, maximum driving tiines may actually exceed 15 minutes. The City of Yale currently offers a wide variety of neighborhood convenience stores within its downtown core. As shown in the table below, with a population of approximately 1,900, a per capita income level of approximately $9,600 and a median annual sales figure of $167.56 per square foot for neighborhood shopping centers (Urban Land Institute), the City's population can only support about 18,000 square feet of neighborhood shopping space, which is less than the typical supermarket (23,000 square feet). 81 �City of Yale Annual Retail Expenditures (Based on City Population Only) Total Year 1990 Income $18.3 million 2 3 4 • Forecast Retail Elij>enditures 1 $10 million 2 Forecast Convenience Elij>enditures $3.3 million 3 Forecast Convenience Expenditures in Neighborhood Centers $3 million 4 S 9,614 x 1,900 people 55 percent of total income can be expected to be spent on retail purchases.• 33 percent of total retail expenditures can be expected to be spent in convenience goods stores such as food and drug stores.• Birchler/Arroyo Associates estimates that 90 percent of total convenience items purchases made by City of Yale residents take place within the City limits. Source: Analyzing Neighborhood Retail Opportunities, PAS Report #358, published by the American Planning Association. Because there are currently a wide variety of neighborhood shopping-type tenants (drug store, food store, etc.) and a grocery store in the City, it is clear that the downtown core draws from a large area outside the City limits. In addition to the above convenience expenditures, 40 percent of retail purchases are made in "shoppers goods stores". Shoppers goods are items such as clothing and furniture for which people tend to comparison shop. It is likely that a majority of the $4 million in purchases by Yale residents on shoppers goods is occuring outside the City at places' like Birchwood Mall and the Port Huron area. Given the fairly modest increases in future population expected in the City, it is likely that the convenience businesses within the City will continue at about the same level as they are now. As has happened in the past, new small shopping centers may be built outside the downtown core in Brockway Township drawing City tenants away. This presents a number of challenges to the City including finding new tenants or coping with the impact of vacant commercial structures. It can also negatively impact the City's tax base. If the City chooses to expand its boundaries into the complete four-section area shown on the land use map, this would help capture an area with existing businesses while also providing more vacant land for other types of development. The population growth from this type of annexation would, however, be limited by the City's ability to provide municipal utilities and because of the rural development pattern currently in place. 82 ' �Community and Regional Shopping Based on the data presented above, there does not appear to be a market for a regional shopping center. However, the City currently serves as a community shopping center for the surrounding area providing a junior department store, furniture store, and other types of durable goods often associated with community shopping centers. Traditionally, community shopping centers draw upon a population of at least 40,000 people within a 20-minute drive. Yale's market is smaller and more reflective of a rural resource center. As with the neighborhood shopping category, the demand for additional community-level shopping space is not going to increase much unless there is some unforseen growth in population. The opening of Birchwood Mall in Fort Gratiot Township may have a slight negative impact on the communitylevel shops in town. But is important to note that Birchwood is a regional mall designed to attract patrons from a large area. Patrons will not likely travel the long distances to the mall on a regular basis for goods that can be found closer to home at similar prices. The advantage to the regional mall is a variety of goods and comparison shopping. Community shopping and regional shopping can co-exist because their markets are different. INDUSTRIAL DEVELOPMENT The demand for industrial development is related to many factors including materials, labor, transportation, energy, and public policy. Industrial developers look for the availability of utilities, affordable housing for the work force, suitable characteristics of land, and good transportation access. ( i l \ . There are several ways of forecasting future industrial needs for an area. One of the most common methods is based on total population. According to Urban Planning and Design Criteria, the typical gross land requirement for all industry is 12 acres per 1,000 population. Based on a forecast population of 2,500 in the Year 2010, 30 acres of industrial land are required. Another method of forecasting demand is based on land area instead of population. Industrial land typically consumes 5-10 percent of the total land area of the community. This is a general range based on both urban and rural communities. Rural communities often have only 2-5 percent of total land area in industrial uses. Five percent of the approximate 840 acres in City of Yale is 42 acres of industrial land; two percent is 17 acres. 83 �The two methods discussed above yield fairly similar results, with the one method falling between the range of the second method. As a comparison, approximately 20-25 acres of industrial land is currently in use in the City. r ' The table below shows typical employment densities for various land use categories. Light industry, which is a common form of industrial development in rural areas has a density ratio of 624 square feet per employee. Warehousing has a much higher ratio of 2,746 square feet per employee. Employment Density By Category Mean number of square ft. per employee Light Industrial Research & Development Warehouse Industrial Service Office• 624 485 2,746 724 202 Employees Per 1.000 square feet 1.61 2.06 0.36 1.38 4.95 Source: Employment and Parking in Suburban Business Parks: A Pilot Study. published by the Urban Land Institute. •source: Office Development Handbook. published by the Urban Land Institute Assuming a 30 percent lot coverage by a light industrial development, 42 acres (five percent of total) would yield 550,000 square feet of space requiring 540 employees, and 17 acres (two percent of total) would yield 220,000 square feet and 218 employees. This assumes 50 percent light industrial and 50 percent warehousing. '- As noted above, 30 acres of industrial land are required if the per capita methodology is used. This seems fairly reasonable given the characteristics of City of Yale, however, it is important to note other factors that may influence the future development of industrial land. First, City of Yale has limited freeway access. Although M-19 is a State highway, there is no freeway access within or directly adjacent to the City. Second, limited industrial development can be an excellent way to increase the City's and school district's tax base. Residential development can hinder a community's 84 �ability to provide services if it is not supplemented with some commercial or industrial development. The information provided above is intended to provide some analysis of industrial potential. However, the ultimate decision must reflect the goals and objectives of the community. Attracting industrial development in limited areas with adequate zoning and site plan standards to ensure compatibility with the rural atmosphere of the City is desirable. Finally, the City will probably provide a level of industrial activity above what is needed for City residents because of its function as a community resource center. OFFICE DEVELOPMENT There are two basic types of office buildings: single-tenant and multi-tenant. Single tenant buildings can be located in almost any location satisfactory to the tenant. For example, a small corporation in Port Huron may decide it prefers a location away from the City and chooses a rural area site. Market factors may play a very small role in this type of development. Good transportation access is probably the key factor in such a move. Multi-tenant office buildings built on the speculation that tenants will be found are much more tied to market factors. Developers will look at access, proximity to professional and clerical labor, parking, transit opportunities, hotel amenities, legal and accounting services, banking, and the "image" of an area. It is unlikely that a rural area would satisfy the market requirements for anything more than small offices serving a local market (eg., attorney, doctor, accountant, architect, etc.). I l- Given the fact that only 38 percent of the total 725-person work force in City of Yale is employed in professional, sales, and administrative support jobs, it is not likely that substantial office development will occur. Many of the 275 office workers living in the City will have to continue to travel to more urban locations for office jobs. It is unlikely that the City will be able to attract substantial office development. Larger communities like Port Huron will be the likely source of any major office growth in the next 10 to 15 years. City of Yale should, however, continue to provide areas for local offices like medical, legal and accounting. r t 85 �RESIDENTIAL The preliminary estimates from the 1990 U.S Census of Housing and Population show 1,898 persons and 781 housing units, or 2.4 persons per unit (based on total units) The density is low, reflecting the aging of the population and the lower birth rates. If the average household size continues at 2.4 persons per unit (ppu) in 2010 and the population forecast of 2,500 people is correct, 260 ~ housing units will be needed by 2010, or 13 per year. If the average household size drops to a 2.2 ppu, 355 ~ units will be needed by 2010, or 18 units per year. r ! As the City continues to grow in population, it is expected that marginal and vacant agricultural land will be consumed by new housing units. If the real estate market accelerates beyond what is expected, the City may find residential development consuming more and more agricultural land. The question is: How can development be managed to best reflect the goals and objectives of the City? r I The issue of affordable housing for all Oty residents is also important. Many young people who grow up in a community often find they cannot afford·the stay there because of the high cost of buying a single family home. Older Americans are also in need of alternative housing arrangements, particularly as the elderly population booms. In the year 2010, the post war baby boomers will begin to reach 65 years of age. One way of addressing the problem is through two-family dwellings or the provisions of two units on one lot. Accessory apartments built into a single family home and "granny flats", which are temporary efficiency units, are examples of ways to place more than one unit on a lot. This would allow a family to place an elderly parent or grandparent of young family on their lot at a lower cost than a separate off-site dwelling. Accessory apartments and traditional two-family dwellings (duplexes) can be designed to look like single family homes, and they do nothing to distract from the rural character of the area. r r Multi-family and mobile home parks are other types of dwellings that can serve a need in the community. Unlike single and two-family dwellings, they are typically placed in separate districts to minimize the impacts on singlefamily and agricultural uses. I.L. ( I . 86 �LAND USE PLAN r I This section identifies the appropriate locations for various types of land uses in City of Yale. It is based on all of the data collected and analyzed as part of this Master Plan document. The main focus is to be consistent with the Goals and Objectives established as part of the Master Plan process. The Land Use Plan also focuses on two "different" land areas. The current City boundaries make up one area and the four square mile area on the Land Use Map comprises the second. The color map represents the official city Land Use Map; in case of any discrepancies between the two, the color map shall take precedence. The Planning Commission has chosen to exercise its statutory authority to plan beyond its current boundaries, recognizing that this larger area may become part of the City in the next 20 years. AGRICULTURE/ RURAL RESIDENTIAL Within the current City area, agricultural uses can be found near the outer boundaries of the City. In most instances, these areas will likely continue as agriculture until water and sewer is extended and the residential housing market improves. From a long-range planning perspective, it does not seem feasible that these agricultural areas will or should be a part of the City's future. With the exception of the extreme southeast comer of the City, the current agricultural areas are prime locations for new subdivisions. r I Within the larger 4-square mile area, agriculture is a more dominant land use and will probably continue to play some role away from the urban core. It will likely blend with large lot residential development into areas that can be categorized as agriculture/rural residential. These areas are the least likely to see municipal water and sewer, making compact urban development undesirable and infeasible. Densities in this Agriculture/Rural Residential area should be equivalent to five-acre lots, which is similar to the densities called for in Brockway Township's Master Plan. URBAN RESIDENTIAL [_ r. f. The majority of existing residential lots and those areas most likely to be served by water and sewer in the next 20 years comprise the urban residential land use category. Minimum lot sizes between one-quarter and one-fifth of an acre are appropriate in this classification. It should be noted that lot sizes should be at least two acres if development occurs prior to water and sewer service. 87 �RECREATION The recreation uses shown on the Land Use Map include existing city park property north and south of Park Avenue, a new large recreation area in the southeast quadrant of town, and a large tract with woodlands and wetlands west of the current city limits. Although not shown on the plan, there are two target areas for new neighborhood parks east of Main Street (M-19), north and south of North Street. As noted in the Community Facilities Chapter, the existing City park provides an excellent community-level resource meeting most park standards, however, the residential areas east of Main Street are in need of one or two smaller neighborhood parks within walking distance of the homes. One north of North Street and one south would be ideal. The large area near the southeast comer of the present municipal boundary is currently owned by the City. Its location includes two primary features: 1) sewer lagoons to the west and 2) railroad frontage to the southwest. The sewer lagoons limit the market potential for residential development. The rail right-of-way, which is currently inactive and could possibly become public property at some later date, provides a possibility for a rails-to-trail conversion. A bike path within this right-of-way would connect the recreational use with the central City without vehicular conflicts. Given the size of the parcel, a mix of uses would be appropriate. Possibilities include the following: ■ ■ l .,[ l l. : ■ ■ playground cross country trails softball fields mountain bike trails ■ ■ ■ ■ agricultural education center miniature golf indoor ice rink camping The actual development of this parcel should be dictated by a more detailed recreation plan to be done after the Master Plan program. A recreation committee working in conjunction with the Planning Commission could best determine needs. PUBLIC / QUASI-PUBLIC Numerous uses are found in this category including the Yale Public School complex, the hospital complex, several churches, the sewage lagoon area, electric substation, public parking, and municipal services. The map area 88 �provides for an expanded sewage lagoon complex, given the current need for additional capacity, and it includes a large parcel to the southeast of the lagoons that could be used for a variety of purposes. A future recycling center/compost operation is one possibility. Outside the current City limits, the cemetery on Park Avenue (Yale Road) is prominent. It is also recognized that additional public and quasi-public sites will likely develop over the next 20 years. Because of their unique locational characteristics and the fact that many consume small parcels of land, they cannot be shown on the Land Use Map. Local zoning and site plan review standards should be sufficient to regulate these uses as they are proposed. COMMERCIAL Two major commercial areas are shown on the Land Use Plan Map. For a description, see the Commercial and Industrial Areas Plan. INDUSTRIAL Two primary industrial areas are designated on the Land Use Map. The Commercial and Industrial Areas Plan provides additional background and descriptions of the two industrial areas. !. CONCLUSION The Land Use Plan Map was drafted to reflect the goals and objectives of the City of Yale Planning Commission. It provides for a balance of housing types, commercial development to meet the needs of the population, recreation development of both local and regional significance, and limited, low intensity industrial development consistent with the rural character of the City. I. I I- 89 ------ �Urban Residential --- Mobile Home Park Multi-Family Residential Downtown District Industrial Recreation Public/Quasi-Public Official LAND USE PLAN CfIT OF YALE PLANNING COMMISSION ST. CLAIR COUN1Y, MICIDGAN FEET 400 //1. B/'"'- ID) BIR CHLER / ARROYO "ssocv.m 20J() �AR UR MH MF REC AR Agricultural/Rural Urban Residential Mobile Home Park Multi-Family Residential Recreation Public/Quasi-Public Downtown District General Business Industrial p AR DD GB I UR R _L~AR REC AR p AR Illustrative LAND USE PLAN City of Yale and Surrounding Area CllY OF YALE PLANNING COMMISSION ST. CLAIR COUNTY, MICHIGAN FEET "'' 7 B /'A // ""' BIRCHLER /ARROYO A.SSOCIAH5 �IMPLEMENTATION STRATEGIES & OPPORTUNITIES INTRODUCTION A Comprehensive Plan cannot implement itself and if it is left to collect dust on a shelf it is hardly worth the commission's considerable effort to formulate a future development strategy. Fortunately, a community like Yale has many implementation tools and techniques available to it. These range from enforcement of existing codes, to development of new ordinances, to relocation programs for incompatible uses, to state and federal grants to assist in developing new facilities. A number of specific strategies are discussed below, along with a partial listing of proposals from the Comprehensive Plan chapters that could be addressed by those strategies. ZONING ORDINANCE A city zoning ordinance is not meant to be a static document. The experiences communities undergo in the application of their zoning rules and the review of unusual new land uses constantly change the body of professional knowledge related to planning and zoning standards. Periodic review of the zoning ordinance will result in the application of the most upto-date standards in the design of new uses and the maintenance of existing developments. Zoning Ordinance standards could be effective in addressing the following: ■ Proper screening of industrial service/storage areas ■ Adequate parking for non-residential uses ■ Performance standards for external impacts of business uses ■ Proper building setbacks from streets and neighboring uses ■ Uniform landscape and screen wall standards ■ Hazardous materials standards ■ New site planning standards for access management 92 �\ In addition to the above, changes to the Zoning Map itself will be necessary. Among the changes necessary to implement the plan are the following: ■ Evaluate the Zoning Map to determine which areas of the City should be rezoned now .to reflect the recommendations in the Comprehensive Plan. The most important areas for change are those where a more intense zoning now exists than what is envisioned in the future. The City will be updating its Zoning Ordinance immediately following the Comprehensive Plan Program. ■ Carefully study existing zoning classifications in the downtown district. Based on the focus of the new downtown district, it may be appropriate to have more than one zoning classification in this area: one concentrating on the importance of a mix of uses and another more commercially-oriented. CODE ENFORCEMENT Simple code enforcement can often turn the tide with regard to the image of an area and the liveability of a neighborhood. More aggressive but fair enforcement of current codes and ordinances could be effective in the following instances: ■ Eliminate negative influences in residential areas ■ Improve housing conditions ■ Terminate improperly established, non-conforming uses ■ Repair or replace ineffective greenbelts, screen walls ■ Reduce business sign area to maximum permitted by ordinance ■ Prohibit expansion where it overtaxes support facilities I .. ,· SPECIAL PLANS AND STUDIES ! r I '. Frequently a general master plan must be followed by detailed design and implementation studies in order to illustrate specific concepts that can only be covered briefly in the plan. Corridor design plans, business district facade studies, sign control and improvement plans, market studies, and pedestrian facilities plans are a few examples of the types of detailed follow-up work that is needed. Special plans could be used to address the following: 93 �■ Parking facilities improvement plans to address deficiencies ■ Building facade studies to enhance older business areas ■ Corridor design plans to integrate land use, circulation, parking, landscaping and pedestrian improvements ■ Sign design guidelines and sign control ordinances to improve sign conditions in business districts ■ Market studies to help improve retail and office uses RECREATION PLANS & GRANTS The Michigan Department of Natural Resources administers three major grant programs for recreation site acquisition and development. One Federal program (Land & Water Conservation Fund) and two State programs (Natural Resources Trust Fund and the Michigan Recreation Bond Fund) provide grant funds to local communities for both acquisition and development with 25% to 50% local matching funds required. All three programs require that the City prepare an MDNR-approved Recreation Plan to insure eligibility. These funds can be used for: ■ New park site acquisition and development, particularly the two desired neighborhood parks east of Main Street ■ New development on existing sites ■ Joint development on school district sites r ' I ~ BUSINESS RELOCATION PROGRAMS I f i '·. In the area of business relocation, the City plays the primary role as middleman or facilitator. Through careful inventory of available properties and close contact with business owners and landowners/landlords, the City could help existing business and industry locate new space more appropriate to their particular use. This type of program might: ■ Move appropriate industry away from neighborhoods ■ Find local businesses room for needed expansion 94 r �■ Improve the business mix in retail areas ■ Bring targeted businesses to Yale ■ Implement the proposals of the Commercial & Industrial Areas Plan COMMERCIAL IMPROVEMENT PROGRAMS A number of activities can be undertaken to improve the City's retail/office areas, lower vacancies, encourage a better mix of goods and services, and precipitate upgrading of buildings and their surroundings. One tool becoming more popular is the creation of a downtown development authority (DDA). The DDA has authority to plan for physical improvements, establish programs for business retention and new business recruitment, and actually accomplish improvements through bonding authority made possible by tax increment financing. The experience of successful DDA's suggests that the improvements within the business areas have a "spill-over" effect that also results in raising consciousness and values in nearby residential neighborhoods. Commercial improvement programs could be used to address: ■ Developing a unique character for business districts in Yale ■ Improving the mix of businesses and quality of shopping opportunities for city residents ■ Correcting code violations related to inadequate screening of business uses ■ Implementing new sign design guidelines through incentive programs and sign design assistance CAPITAL IMPROVEMENTS PROGRAMMING I, The Municipal Planning Act states that "for the purpose of furthering the desirable future development of the municipality under the master plan, the city planning commission, after the commission shall have adopted a master plan, shall prepare coordinated and comprehensive programs of public structures and improvements. The commission shall annually prepare such 95 r . ' l. �a program for the ensuing 6 years..." Hence, there is a specific State mandate for a Capital Improvements Program (CIP) as an implementation tool for the Comprehensive Plan. Capital Improvements, by definition, are large-scale projects and equipment typically exceeding $5,000 in cost and having a life of five or more years. New public buildings, streets, parks, police cars, etc. are included in Capital Improvements Programming. The CIP typically includes as a major component the development of a "needs list". Looking over a six year horizon, capital needs are anticipated and ranked by priority and proposed year of acquisition. These needs and associated costs are then related to the fiscal capacity of the municipality to determine if funding will be available given anticipated revenues. New funding sources may be identified and pursued as part of the CIP process. It is clear that the annual update of the CIP is an important component of the process because of changing costs, technology, and revenues. It also forces the municipality to continually re-think priorities over a medium-range time horizon. The municipality must go beyond next year's budget in an attempt to inject planning into a traditional short-term budgetary process. The end result of the CIP process is a policy document, adopted by the Planning Commission, that relates the long-range goals of the Comprehensive Plan to a medium-range program. This program can then guide year-toyear budgeting. It also brings together the planning commission, city council, and city administration in an attempt to continually relate long-term goals to short-term actions, which is the ultimate goal of the Comprehensive Plan Process. The CIP process could be used to provide funding for: ■ Improvements to facilitate business relocation ■ Recreation site acquisition and development ■ Business facade and sign improvement incentive programs ■ Major construction of satellite service centers (police, fire, hbrary, senior citizens, and the like) ■ Parking and street improvements �STRATEGIC PLANNING AND IMPLEMENTATION Through the State's Rural Economic Development Program, the City has qualified for funds to prepare a Strategic Economic Development Plan. Once approved, the City can apply for federal and state dollars to encourage economic development. Examples might include extending the City's water service to the industrial park, providing relocation assistance to businesses now in residential areas, or building an industrial service road. Many of the items listed above under business relocation and commercial improvement may be funded through these dollars. The City should continue its efforts to secure this type of assistance. CONCLUSION The above comments and ideas highlight the importance of continued implementation of the Comprehensive Plan. It is obvious that the City will not be able to tackle all these items within the next two or three years due to budget and staff limitations. However, one goal of the planning process should be to prioritize these items so that a systematic program of implementation can be followed. ' . t 97 1• i �APPENDIX 1. Newspaper Notice of Public Hearing 2. Resolution of Adoption 3, Commercial and Industrial Impact Areas 4. Summary of Public Comments - Futuring Session 5. Letter of Transmittal to City Council 6. Letter of Transmittal to County Register of Deeds 7. Letter of Transmittal to St Clair County Planning Commission 8. Letter of Transmittal to SEMCOG 9. Letter of Transmittal to Brockway Township r _I 98 r \_, �RESOLUTION OF ADOPTION CI1Y OF YALE COMPREHENSIIVE PLAN By the City of Yale Planning Commission Thursday, March 21, 1991 WHEREAS, the City of Yale Planning Commission is empowered, by the Municipal Planning Act No. 285 of 1931, to make a master plan for the physical development of the City and to amend the plan as needed from time-to-time, and WHEREAS, the Yale City Council created the Planning Commission for the purposes stated in the Municipal Planning Act No. 285 of 1931, as amended, and WHEREAS, the City of Yale Planning Commission has been directed by the Yale City Council to prepare a master plan, hereafter referred to as the Comprehensive Plan, and WHEREAS, the City of Yale City Council and Planning Commission have retained professional assistance and technical support in the preparation of a Comprehensive Plan that addresses the needs and desires of the City's residents, and · WHEREAS, public input into the comprehensive planning process was actively solicited by means of a community attitude survey, a futuring session that involved community leaders and interested citizens, multiple articles in the Yale Expositor, and by a public hearing on the draft Comprehensive Plan held on March 21, 1991, and WHEREAS, the Planning Commission finds that the proposals in the Comprehensive Plan address the needs of the community's current and expected future population, NOW 11-IEREFORE BE IT RESOLVED that the City of Yale Planning Commission hereby adopts this Comprehensive Plan for the City of Yale, along with the text, maps, charts, graphs and other descriptive materials included in the document, and BE IT FURTI-IER ORDERED, that an attested copy of the Comprehensive Plan shall be certified to the Yale City Council and the St. Clair County Register of Deeds; and courtesy copies be sent to the St. Clair County Planning Commission, Brockway Township, and the Southeast Michigan Council of Governments. Motion by: Wolf Long Supported by: Ayes: Anderson, Fuller, Wolf, Cronin, Thorner, Long, and Trevino Absent: Kovatch and Graves Nays: None Motion carried 7-0 We hereby certify that the foregoing resolution is a true and correct copy of a resolution adopted by the City of )'ale Planning Commission at a meeting held March 21, 1991. ~t.~ _;;.~~~~---..\::~z-2::o-....,.,- ( ~ \ ~ �Page 6 -Thursday . FEBRUARY 28 . 1991 -THE YALE EXPOSITOR NOTICE of Public Hearing City of Yale Planning Commission Proposed Comprehensive Plan Notice Is hereby given that the City of Yale Planning Commission will hold a public hearing regarding Its proposed new Com• prehensive Plan for the City of Yale, on Thur• sday, March 21, 1991, beginning at 7:00 p.m. at City Hall, 111 West Mechanic Street, Yale, Ml 48097. The Proposed Comprehensive Plan, which is being prepared as a master plan pur• suant to the Municipal Planning Act No. 285 of 1931, as amended, is NOT a Zoning Ordinance but Is a long-range policy document Involving Land Use; Thoroughfares; and Commercial & Industrial Areas elements and includes maps, tables, charts , and descriptive text that explain the Commission's proposals for the future development and redevelopment of the City. Immediately following the public hearing, the Planning Commission will hold a meeting to consider formal adoption of the plan. Interested individuals may make comments in person or by a representative at the public hearing. Comments may be submitted In writing to the City of Yale Planning Com• mission, 111 West Mechanic Street, Yale, Ml 48097. The descriptive text and the proposed Land Use and other Plan maps may be examined at the City Hall during regular business hours, Mondays through Fridays ex• cept holidays, prior to the hearing . This notice is published pursuant to the requirements of Michigan Public Act 285 of 1931, as amended . Fred Fuller, Secretary Yale Planning Commission �Page 6-Thursday, FEBRUARY 28. 1991 -THE YALE EXPOS1TOR NOTICE of Public Hearing City of Yale Planning Commission Proposed Comprehensive Plan Notice is hereby given that the City of Yale Planning Commission will hold a public hearing regarding its proposed new Comprehensive Plan for the City of Yale, on Thursday, March 21, 1991, beginning at 7:00 p.m. at City Hall, 111 West Mechanic Street, Yale, Ml 48097. The Proposed Comprehensive Plan, which is being prepared as a master plan pursuant to the Municipal Planning Act No. 285 of 1931, as amended, is NOT a Zoning Ordinance but is a long-range policy document involving Land Use; Thoroughfares; and Commercial & Industrial Areas elements and includes maps, tables, charts, and descriptive text that explain the Commission's proposals for the future development and redevelopment of the City. Immediately following the public hearing, the Planning Commission will hold a meeting to consider formal adoption of the plan. Interested individuals may make comments in person or by a representative at the public hearing. Comments may be submitted in writing to the City of Yale Planning Commission, 111 West Mechanic Street, Yale, Ml 48097. The descriptive text and the proposed Land Use and other Plan maps may be examined at the City Hall during regular business hours, Mondays through Fridays except holidays, prior to the hearing. This notice is published pursuant to the requirements of Michigan Public Act 285 of 1931, as amended. Fred Fuller, Secretary Yale Planning Commission �RESOLUTION OF ADOPTION CITY OF YALE COMPREIIENSIIVE PLAN By the City of Yale Planning Commission Thursday, March 21, 1991 WHEREAS, the City of Yale Planning Commissio~ is empowered, by the Municipal Planning Act No. 285 of 1931, to make a master plan for the physical development of the City and to amend the plan as needed from time-to-time, and WHEREAS, the Yale City Council created the Planning Commission for the purposes stated in the Municipal Planning Act No. 285 of 1931, as amended, ~d WHEREAS, the City of Yale Planning Commission has been directed by the Yale City Council to prepare a master plan, hereafter referred to as the Comprehensive Plan, and WHEREAS, the City of Yale City Council and Planning Commission have retained professional assistance and technical support in the preparation of a Comprehensive Plan that addresses the needs and desires of the City's residents, and WHEREAS, public input into the comprehensive planning process was actively solicited by means of a community attitude survey, a futuring session that involved community leaders and interested citizens, multiple articles in the Yale Expositor, and by a public hearing on the draft Comprehensive Plan held on March 21, 1991, and WHEREAS, the Planning Commission finds that the proposals in the Comprehensive Plan address the needs of the community's current and expected future population, NOW THEREFORE BE IT RESOLVED that the City of Yale Planning Commission hereby adopts this Comprehensive Plan for the City of Yale, along with the text, maps, charts, graphs and other descriptive materials included in the document, and BE IT FURTHER ORDERED, that an attested copy of the Comprehensive Plan shall be certified to the Yale City Council and the St. Clair County Register of Deeds; and courtesy copies be sent to the St. Clair County Planning Commission, Brockway Township, and the Southeast Michigan Council of Governments. Motion by: Wolf Supported by: Ayes: Anderson, Fuller, Wolf, Cronin, Thorner, Long, and Trevino Absent: Kovatch and Graves Long Nays: None Motion carried 7-0 We hereby certify that the foregoing resolution is a true and correct copy of a resolution adopted by the City of Yale Planning Commission at a meeting held March 21, 1991. II . James cro~ Cbauperson " ~t.t!!t: �INDUSTRIAL / COMMERCIAL IMPACT AREAS This section identifies and describes commercial and industrial impact areas in the City of Yale. The comments below are organized on a block-by-block basis for the major commercial and industrial areas. The intent of this section is to provide general comments about 1) the need for facade or sign improvements, 2) need for additional screening adjacent to residential areas, 3) areas where gravel parking should be paved, 4) areas where access control or parking improvements are needed and 5) need for land use modifications. Comments made refer to general problem areas; they are not intended to address every negative impact. #1: Jones/Main/Wood/Mechanic 1) Service garage fronts on Wood Street facing residential. Future redevelopment should orient business activities away from residential. 2) Open storage of barrels, tires, pipes, etc. behind Centennial Tire service garage/fotal station facing residential. Proper trash storage and screening from residential needed. 3) Gravel parking south of Veterans Hall should be paved. 4) Total gas station needs raised curb islands to better define ingress and egress points. Patrons of the party store next door are parking in the driveway area and on the public sidewalk. #2: Jones/Main/Mechanic/Park Avenue f I \ ' 5) Facade and sign improvements needed on entire west side of commercial, particularly the strip facing public parking lot. With 55 adjacent paved parking spaces, the west facade should "invite" patrons in or direct them to front entrances. 6) Furniture store using vacant lot west of alley for vehicle parking and outdoor storage of boxes. Screening is needed. #3: West of Main/North/Bettes f I 7) No screening of C & S Bank drive-thru and fabric store from residential to the west. Problems include open storage of trash, automobile noise and exhaust, and teller loud speakers. �8) "Free" parking lot north of bank is unpaved and appears to lack a drainage system. Lot should be paved and raised concrete islands should be provided at end of parking bays abutting Bettes or Main Street to provide for adequate sight distance. #4: Bettes/West of Main 9) Vacant lot used by Ford dealer for new car storage is not screened from residential to the west. Cars are parked too close to Bettes and the sidewalks along Main Street, which hinders sight distance. If this is a permanent use, the lot should be constructed with raised concrete islands along the ends of all parking bays. Screening should be provided. 10) Occupied mobile home behind Yale Feed Store is an inappropriate use and structure in this area. 11) Gravel parking area serving mobile home, Yale Feed Store, Sassy's Pizza, and Big K Lanes is not maintained. Trash and weeds surround lot. Lot should be cleaned up, paved, and constructed with an adequate drainage system. 12) Hughes Industries site has a combination of gravel and poorly maintained asphalt surfaces in need of paving. High weeds and outdoor storage of 55 gallon drums and wood pallets should be eliminated. Screening of site from senior center and residences to the north and west is needed. #5: Second Street/ West of Main 13) '. Car wash and gas station directly abut residential without screening. Patrons were observed drying vehicles west of car wash structure, directly adjacent to residential. #6: Morrell/Guy/ East of Main f / I· l I I j I • 14) No screening of A & W drive-in from residential to the north. 15) Old Moore & Carter lumber site is not screened from residential. Wood and scrap storage is in view of residential, and gravel parking lot should be paved before a new tenant moves in or redevelops the site. �#7: Will/Rail Right-of-way/East of Main 16) r. I Sidewalk is seriously deteriorated and landscaping needed around grain elevator site. #8: Will/Pine/Kennifick/Main 17) Substation needs screening from Main Street motorists. A landscaped buffer along east property line of Ford dealer would help screen the site. 18) Parking of vehicles for sale near the southeast comer of Will and Main and the northwest comer of Pine and Main hinders intersection sight distance. Parking bays/rows abutting public streets should have raised concrete islands to improve sight distance. 19) Used car parking perpendicular to Main Street directly abuts public sidewalk. This can distract from pedestrian level activity along Main Street. A modest, 10-foot landscaped buffer would provide some vehicle/pedestrian separation, improve sight distance at comers, and provide some green space. #9: Pine/North/Jyfain/Kennifick ,1 I { 20) The entire frontage along Main Street is characterized by poorly defined driveways and curbing, poorly marked parking areas, and a sidewalk that becomes poorly delineated in front of the Olympic Flame Restaurant. Raised concrete curbs should be installed to define limited driveway access on the east side of the sidewalk and a raised landscaped strip should be provided on the east side of the sidewalk. Driveways should be clearly delineated and they should provide adequate turning radii. 21) Diagonal parking currently provided on the north side of North Street, adjacent to the Olympic Flame, should be eliminated because the space provided is of an inadequate length. Parallel parking should be provided as an alternative. #10: Mechanic/North/Jyfain/Kennifick 22) The area used for perpendicular parking in front of the Auto Value Store is too small; cars often back up onto Main Street and across the sidewalk. �#11: Wood/Mechanic&,fain/Kennifick 23) Rear (east) facades of commercial strip are poorly maintained. Regardless of future development on the east half of this block, rear facades should be improved. This entire area should be buffered from adjacent residential. Ace Hardware parking and storage already intrudes into residential area. #12: Arthur/Guy/Oarence 24) Industrial site appears to be poorly maintained with overgrown brush/vegetation. Cyclone fencing is an unattractive buffer to adjacent residences. Long-term goal is to relocate industry and redevelop site as residential. #13: Jean Street/Existing Junk Yard 25) The existing junk/salvage area is inappropriate in an area with residential uses. Landscaping would buffer the site on an interim basis until developed as multi-family. #14: East of Maty Street/South of Rail Right-of-way 26) Existing industrial uses are located adjacent to residential homes, and industrial traffic must use residential streets. Longterm goal is to relocate industry and develop site as residential. #15: North/Rail Right-of-way/Kennefick/Arthur 27) r L r I \ Ammonia tanks stored outside are located adjacent to residential. Redevelopment of this entire area as part of the central business district is the long-term goal. �City Of Yale "Vision Of The Future" Summary Of comments From Participants I. General community Character A. B. c. D. E. F. G. H. I. II. Land Use Preferences A. B. C. D. E. F. G. H. I. J. K. L. M. N. o. P. Q. II. c. !, - D. f E. l ( f I Make subdivisions a high priority Eventually remove agriculture within City limits Expand downtown east and west Develop light industry in Southeast corner of City Provide quality multiple housing at appropriate locations Maintain mobile homeparks - enough for now Promote quality senior housing near CBD and park Welcome Agribusiness in southeast corner Develop 2-family units and accessory Promote 2nd-floor offices downtown Develop offices on outskirts of CBD Develop Mill Creek Hiking Trail/Railroad Track Develop neighborhood parks/tot lots Provide more recreation programs for children Provide more parking on east side of downtown Consider establishing footbridge over Mill Creek to City Park Evaluate Rehab/reuse of junior high school PUblic Services And Facilities A. B. ! Expand housing in new subdivisions Maintain downtown core Add more manufacturing jobs/light industry Expand City limits Discourage welfare conversions Keep young people Attract food processors Maintain residential use of historic homes Maintain agricultural land until new development F. G. H. I. Expand and improve water and sewer service Maintain police services, establish better contacts with youth Consider Township/City consolidation fire services Roads and sidewalks need major improvements - new sidewalks and curbs are needed. Schools are good but overcrowded - need more facilities Storm drainage improvements needed Ambulance service a plus - need an advanced EMS unit Continue recycling program - add waste oil collection More comprehensive recreation plans needed �J. K. L. M. N. o. Hospital is a positive feature More timely trash collection needed Better use of park needed Expand water system to industrial park - provide loops Organize civil defense in case of ice storm Promote neighborhood watch � 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 Yale_Comprehensive-Plan_1991 Creator An entity primarily responsible for making the resource City of Yale Planning Commission, City of Yale, St. Clair County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-03-21 Title A name given to the resource City of Yale Comprehensive Plan Description An account of the resource The City of Yale Comprehensive Plan was prepared by the City of Yale Planning Commission with assistance from Birchler/Arroyo Associates and was adopted on March 21, 1991. Contributor An entity responsible for making contributions to the resource Birchler/Arroyo Associates (consultant) Subject The topic of the resource Comprehensive plan publications Yale (Mich.) St. Clair County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/350df80508244e467547853bb87c5e0f.pdf 916a28b737b3d4a14b087d513b99cd51 PDF Text 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/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) 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 </a> Subject The topic of the resource Incunabula Printing 1450-1500 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 DC-03 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 it la nl de 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/. Title A name given to the resource Speculum de honestate vitae. octo puncta perfectionis assequendae. Identifier An unambiguous reference to the resource within a given context DC-03_A044Claravallensis1484ca Creator An entity primarily responsible for making the resource Claravallensis, Bernardus Description An account of the resource Speculum de honestate vitae, octo puncta perfectionis assequendae, by Bernardus Claravallensis. Printed in Rome by Stephen Plannck circa 1485. Quarto. [ISTC ib00444000] Publisher An entity responsible for making the resource available Rome: Stephen Plannck Subject The topic of the resource Incunabula Printing 1450-1500 Spiritual life--Christianity--Early works to 1800 Language A language of the resource la 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 application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1485 Source A related resource from which the described resource is derived Seidman Rare Books Collection: BX2349.B47 S64 1485, A44 Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/161f3473ba1c265f51dfb0676ffe66c7.pdf 163076574815b501097831be3188250c PDF Text Text CLARK TOWNSHIP 0 D • I I , 1 CLARK TOWNSJIIP PUN.NI.NG & ZONING COMMISSION �~------ CLARK TOWNSHIP PLANNING AND ZONIOO CCM'llSSION ( CHAIRMAN: , Robert Sherlund SECRETARY: Susie Rutledge MEMBERS: Fred Bryner Ray Causley Jim Hamel Albert Lindberg Clark O'Brien, Sr. Elmer Polzin Mary Scherer THE PREPARATION OF THIS REPORT WAS A JOINT EFFORT BY THE CLARK TOWNSHIP PLANNING AND ZONING COMMISSION, THE MACKINAC COUNTY BOA.RP AND THE EASTERN U.P. REGIONAL -PLANNING AND DEVELOPMENT COMMISSION. • \ I ,ACKNOWLEDGEMENT First of all, we wish to express our sincere appreciation and thanks to the Mackinac County Board of Commissioners for their cooperation and financial help to complete this plan. We are also very much thankful to the Eastern U.P. Regional Planning and Development Commission for all the technical assistance which made this useful work complete. �----~~-- - TABLE OF CONTENTS Introduction. Overview of Township (Location, People, Economy) ... ... . • • . . . ... • Natural and Cultural Variables (Resource Inventory). .. ........ . .. 3 • • 7 Development of Capability Criteria •• Land Development Goals • 2 • • ,23 . • • • • 27 Township Planning Concept •• • .29 Basic Township Plan •• •• 31 Transportation Plan. • .36 Utilities Plan. .37 Recreation Plan. • • • • 39 Proposed Zoning Map •• • .44 �.ENABLING LEG !Q!.,AT ION TOWNSHIP PLANNING ACT (ACT NO. 168 OF PUBLIC ACTS OF 1959, AS AMENDED TIIROUGH OCTOBER, 1966). An act to provide for township planning 1 for the creation, organization, powers and duties of a township planning conrnission; and for the regulation and subdivision of land. The following is a citation of Section M.S.A, #5,2963 (102) Purpose of Planning, Section z. The purpose of plans prepared pursuant to this act shall be to promote public health, safety and general welfare,; to encourage the use of resources in accordance 1vith their character and adaptability; to avoid the over-crowding of 'land by buildings or people; to lessen congestion on public roads and streets; to facilitate provision for a system of transportation, sewage :dis,.. posal, safe and adequate water supply, recreation and other public improvements and to consider the character of each township and its suitability for particular uses judged in terms of such factors as the trend in land and population development, (C , L. 48 #125,322.) 1 �INJBQDUCTION Land Use Planning deals with the complex interrelation of two basic resources, the land resource and the human resource. The land is a fixed, irreplaceable, non-expandable resource; population is an expanding and mobile resource. The present society is faced today with the challenge of accoIIIlilodat- ing more people on a fixed ammmt of land. Man's relationship to the land resource is one of both dependence and dominance. i1an depends upon land and associated environmental systems for all the necessities that sustain life. At the same t:ime, human society has developed to a high degree the ability to dominate and utilize the land resource. Land use planning is an attempt to establish and maintain a balance between the use and preservation of the land resource in order that it may provide a sa,tisfying life for present generations and retain the ability to suppo5t_ future generations. Life styles and social values rapidly and constantly change in our fast paced culture. Technological achievements are often far in advance of human understanding. Individually and socially, we need a method not only to an- ticipate change, but also, to effectively meet the resultant demands of change .. Plaiming has achieved a measure of success in helping people to anticipate the future and provide for its needs because planning represents a systematic desire to achieve a degree of order and hannony from the seemingly unrelatedli3-spects \ of our world. The basic intent of the Land Use Plan is to develop the land resource capability and suitability for different land uses in the township. A general land use plan will be developed based on land resource capability-suitability, which eventually will provide a base for a zoning map. This plan is expected to help make township development and land use decisions more rational, 2 �SECTION I OVERVIEW OF THE TOWNSHIP HISTORY Location: The history of the whole Great Lakes area is intimately tied into the Les Cheneaux Islands. The safe harbors of the many channels between the islands harbored all the people who passed through the falls of the St. Mary's River and the Straits of Mackinac. Since the latter part of the nineteenth century, the shores and islands of the township became the favorite summer resort for the wll-to-do of Detroit, Cincinnati, Toiedo, Chicago, and Cleveland. Now with the opening of the St. Lawrence Seaway and increasing outdoor recreational trends, particularly in the last three decades, a tremendous number of tourists from all over the country, as well as from Canada, are discovering this beautiful area. Clark Township occupies the eastern and southern end of Mackinac County. By road, it can be reached on M-134 east of 1-75 after a ten-mile drive; and also from Pickford, in the north, on M-129; by boat on Lake Huron at the Hessel or Cedarville docks; and by plane landing at the Hessel airport. The Township lies within the area described T43N, T42N, and RlW, RlE, and R2E. (Figure 1) People: The total permanent population in 1960 was 1563 which has increased about 35 % since 1950. In 1970, the permanent population increased to 1771 or 13% and in 1980 it increased to 1879 or 6%. This moderate rate of population increase is expected to continue but at a reducing rate in every decade in the remainder of the century. 3 �Al + + 11 tu1H11uu1 I //J!Oa.1- H__i_ ,.IU&E . 11D. =--t LIIO <i "' " i II --+----"'1 II " I ,-, ~~. - _ _ __:_,,~~ . " II 'i'--- *,--f' ' . ., "~ "~~ -- ~ ~~ - - ~ II 0 l ~"1<> ' II c::: . .... 5(: - + IJ 1. CLARK TOWNSHIP SCALE" IN MILES j __ _ ) ...'-"'., ,<, I I \ .-J- ,, I I ~ ' 'c -¼:1=1~ ·'"' ,..,.,, 2 0 I ~-f LEGEND PAVED ROADS GRAVEL ROADS ,, -=L.:i u, I NORTH [ Ii 0 -i~ AIRPORT OOAT HARBORS • e FIG~RE 1 ' + + �Being highly resort and recreation-oriented, this township also attracts a large number of tourists in summer. somewhat difficult, To estimate this seasonal population is But, if we assume the family composition of these visitors is about the same as the year-round families - 3.2 per household, and there are 739 seasonal dwellings, then the total tourist number would be about 2,364. There are also approximately 259 resorts, motels, and campgrounds which consist of about 1,295 units to rent which could bring in another 2,000 persons. Thus, a nice summer day may have about 6,564 people in the township. Whether these theoretical figures are true or exaggerated, the fact remains that more than 15% of Mackinac County's population lives in Clark Township. This was also true during the last decade. It is our observation that the growth of this area is much more rapid than the rest of Mackinac County, Economy: There are two major economic factors in the local economy, 1) limestone operations by U.S. Steel Corporation and 2) recreation and resort oriented economic activities. Other than these two important factors, lumbering and other wood-related operations have also some economic significance. Overall economic growth has been somewhat slow during the last ten years, which is comparable to the national growth trend, Now it is quite evident that there are active commercial activities and a feeling of general optimism. Most of the commercial operations are in full gear with some expansion efforts. Commercial properties are in demand. 6 �SECTION II NAllJIW. AND CULTIJRAL VARIABLES AND Dffi~,U?!l\f\ffS ~ A. RESOURCE INVENfOR,Y. 1, Slope Interpretation. The slope characteristics of an area help to give an understanding of the drainage, erodibility and practicality of construction. Figure 2 was developed using USGS quadTangle sheets at a scale of two inches to one mile. Slope wa,s deter,mined by measuring horizontal distance between contour lines and is calculated in percent. One percent slope means that there is a rise or fall of one foot in horizontal distance of one hundred feet. Because most of; the township~s land rises evenly from the lakeshore northerly (except for a few areas), only two broad categories were developed such as 0-lO!_~d more tha,n 10% slope! Figure 2 indicates that most of the township is fairly level except for a few ridges which are scattered throughout the township, and has a slope of more than 10%. The islands and peninsulas fonn gentle mounds. The largest ones are 50~60 feet above the lake level in the middle, while the smaller islands are lower accordingly, The most northern parts of the township reach 950 feet absolute elevation or 400 feet above lake level. 2, Soil Characteristics. Soils are an essential part of the area's natural resource inventory and are iJnportant in detennining building foundation strength, effectiveness of septic tank sewage disposal, plant fertility, erosion hazards, and drainage conditions. All of these factors are crucial in detennining the nature and extent of development that should occur within the township. 7 �_J ~ ....J _J ,.,.,_ESE ""' ........... ~ i _ ..,.-'.,J.: I , ii - - ~-1' '->II • I . . . . . . !. . . . . -1_ I I I • ~ II II I , I ' RO___ \ ~ SWEDE I -- . ' CLARK TOWNSHIP ':>C .O Lf 1 1\. IVi hE'..> 0 ' " ·,~,tc ·,-1,. RO ·-- ,~ LAND CONTOUR , - lI " II -- ~ .. ,(. ,,. , . . , . ~ - - 7----- - . , ... .fr- I'-~~'ii I ,,I '~~ "' Ii ' JII :4111 \-~. I~ 1, -, I I ,, " \ . _. _:1111 1 ............ =-r.I-,,-,_ !f. !. ........................................... . i Ii SWED£ ... • ~ ~ ~ ' ) J',.. .I ' . "?, "',. '' 'I, [ , I \ - ri·'"f';;; - -• -1~ ·'"' ·' 0 NORTH LEGEND PAVED ROADS GRAVEL ROADS FIGURE 2 OJ LEGEND L~ ' - LESS THAN 10% CONTOUR GREATER THAN 10% CONTOUR ~ ~ �2. Soil Characteristics~ Continued, A general soils survey, which was done during the 1920 's, is the only l reliable soils infonnation available for the township (Figure 3). information consists of about SO different soil types. This soils Most of these soils are not generally understandable; therefore, with the close cooperation of the Soil Conservation Service (Mr. Dave Ottoson) each of these soils were evaluated for their capabilities for residential and agricultural uses, and were also grouped together in general and understandable terms like sandy soils, clay soils, etc. Figure 3, which is an original soil ' survey, indi- cates that most 0£ the area in the township has stony (calcareous) soils except the north"'west comer of the township where soils are somewhat sandy in nature. soils. There are two other very small areas which have bedrock types of These areas .actually have limestone deposits. Soil analysis indicates that the majority of the land in the township has severe limitations for agriculture, commercial forestry and on-site sewer systems. 3. Vegetative Cover. Thi.s varia,b.le contaii--is three types of infonnation; forest land, swampy area, and open land, This infonnation was taken from U.S. Geological Survey Quadrangle Sheets which indicate that the majority of the area is under some kind of low grade forest. Most of the existing forest stand is second growth which is composed of mixed hardwoods and conifers in the western part of the township, whereas in the eastern part, cedars and scrub growth are common. YlOst of the islands are heavily forested. The existing ~rest stand is not sufficient in quantity and quality to support any big ~ommercial ope]'a,tion, in the area. Local soils also have severe limitations for commercial forestry A::, for agriculture, mentioned earlier, local soils also have severe li.lJlitations There has been very limited agriculture in the past and a;nd this was mostly of the part-time or personal hobby-type variety. r r 9 �. - -JI ~ ~ :tll ) ~ _:M ~} :ii :.ill f"'l':'f!lY~rffffhris I= T]LTH:PHH . ... ........ .. ........lk ...... W . ~ .... , ____J GENERAL SOILS ;- ··~+"1&···~·c::·:·· CLARK TOWNSHIP C., "- ~I ' L 0 0 ~OR T H LEGEND PAVED ROADS GRAVEL ROADS FIGURE 3 ,-~ '-- LEGEND ' D Mucks & Wet Course Sands HHHI Sandy Soils ~ Stony Soils Calcareous" - Bedrock Soil s 11 ·~ �3. Vegetative Cover - Continued. The northwestern comer of the township contains somewhat suitable soils for agriculture which again, are not suitable for any big commercial agricultural operation. There are a few spots in the township which have swampy conditions. A majority of the waterfront areas of the islands are identified as swampy 1 and low lying areas. 4. (Figure 4) Bedrock Geology. Geologic factors play a major role in land use analysis. The depth of bedrock from the land surface is very critical for most of the land uses • Generally, it is considered that if bedrock is within ten feet of the surface, that area is incapable for land uses like residential, commercial, and industrial, etc., particularly where public sewer and water facilities are not available, Geological analysis reveals that more than half of the township!s area has bedrock within ten feet of the surface (see Figure 5). , Such areas with shallow bedrock have severe limitations for on-site sewage disposal systems. lviost of the bedrock which lies under the township is known as Paleozoic rock which consists of limestone or engadine dolomite. is being mined east 0£ Cedarville by U.S\ Steel. Limestone Figure 6 indicates areas which haye rich quality of limestone and engadine dolomite, These deposits are near the surface and have a great economic potential. 5. Land Ownership. This man-made detenni..iallt (Figure 7) consists of three types of land ownership~ 1) private, 2) public-state and federal, 3) corporated. Out of the total township area of approximately 50,907 acres, about 9133 acres are in public ownership (state and federal), 7,432 corporated (U.S. Steel Corp.) and 34,342 acres are in private smaller holdings. 11 �.,. . CL - I (/) • z~ 0 0 , ~ N ... V, ""_, i ~ "'_, Ill Ill - (Ji C z.... <I u V, c., ...._, 0 12 ...• 0 ••• &. • C w Ill 0 • . z �-1 =71 I .. ":.it =4 ---21 ,1'1J£!....~» ...!'0~ - • ... , L" A A ') ~, . --=-- ~ GENERAL GEOLOGY l ""lllll.lll'#l••IIJtpl CL ARK TOWNSHIP SCA L E IN IIIILES 0 0 NORTH LEGEND PAVED ROADS GRAV EL ROADS - - ===-' FIGURE 5 ,...... w LEGEND ' - BEDROCK AT OR NEAR SURFACE D BEDROCK 10 FT. BEYOND SURFACE '-" �. LL.I t...... ~ 0 _J 0 0 ;;,I , ...- Ien en 0 0 ~ D: -I: ~ , , C "'.., -' i ~ - w -' ~~ ..,.z c., .....,. I~ N o~ a: i (/) <I (/)0 "' o<t c:tO 0 u w a.(!) ....J I 1-(_,A\ t - .¥ --- ... • c, , . ~ ·/ ,~ Olt 3"1/N 0 _J :z:o 3:Z: oc:i:: :z: I OLLI z w> > <( (!) <( ct LLJ _J 0.. :E l.J.J ...... ~ oct ct ....J 0 w a:: z <{ ~ LL.I (/) :z: u C rri n (/) I-· 0 ...... t<.r, (/) C LL.I ~ ..J ~ 0 a. z w 3 Q C, u. Cl.. £ 1 11;. �- __. _Ji . . .J ~ :j j __j .J .:. ... , ~..4 ~ :__j ~ - 't ,,,,_ LAND OWNERSHIP CLARK TOWNSHIP SCALE IN MILES 2 0 0 NORTH LEGEND PAVED ROADS GRAVEL ROADS -==-= 1--' FIGURE 7 (.J1 LEGEND ' ~ ~ STATE/ FEDERAL a CORPORATE D PRIY A TE • -~-j ~ �- 6. Existing Land Use. The infonnation of this variable (Figure 8) was gathered through a special survey which was conducted by the Eastern U.P. Regional Planning and Development Connnission and later on was updated by the Township Planning Connnission. This variable contains structural development infonnation which is divided into four categories: 1) year-rotmd residences, 2) seasonal homes and cabins, 3) commercial/industrial buildings, and 4) public buildings - schools, church and town hall, etc. Figure 8 indi- cates- that most of the development is along Highway M-134, particularlyconcentrated in Hessel and Cedarville--the only two comrrnm.ities in the township. There is some development occurring along M-129 and Three- 1'/ri.le Road north of Hessel, otherwise the rural area is very sparsely populated. Most of the seasonal development is happening on the islands. -- = 1 Some islands which have road access .with the mainland are also attracting year-rolllld residential development. A~mentioned earlier, most of the area of the township has severe I lirni.tations for on..--site sewage disposal, therefore, public sewer and wa,ter a.re extremely necessary for concentrated development areas. For development on the islands and other rural areas of the township, a strict control on the design for on-site sewage disposal systems should be gdopted and en£oyced by the township. According to our estimate, there are 706 year-rol.llld family h~ts. \ 7 1 Fo-P the last ten years, year-rol.llld residential development has been increasing at the rate of 30 units annually, In the case of seasonal homes a,nd cabins, the ~ate has also been 30 units per year for the last ten years. Private seasonal homes and cabins increased at much higher rates than the resort cabins . The resort development in the area is leveling off to 300 cabins. 17 �~ J J ,I J --~~e e eee l ee e 5 6 •• 4 • • • ee • e < .. e ee I • e e ' i:·---~ -111-"NIN,.,!Nlll•IIU"lt,hflOll!I ..... Hllt, •• •• e 3 " ~, 2 e 7 e II 9 8 6 \ 'S I B eee e 12 I ., . ~ -~ i,""'--, 4 3 e \.,t3 I • ·~ 7 LJ~I 2 ~ft n ~ 9 11 ) -:: 1 , ,-, ) --- • ' FIGURE 8 CLARK TOWNSHIP 12 ! 8 ea ~ ~ ~I • • -_,.,, ~ e ••\ I I i l !:i } If 17 t 21 ie 15 14 16 15 a~: 13 I ,1 '"' 2 22 .. e "' i -t~ ~N ... I r, --\ g -- -l- B 22 ·~ ':f ~ \i t: '! 24 Ir t • I LEGEND '-t ~ .'-5 . 27 ~ r 26 . ~ 25 I PAVED ROADS GRAV EL ROADS ~ SCALE 0 ---- -- 2 1 ,, - " ~~ . ~ II ISLAND BUILDINGS HOMES • SEASONAL HOMES 8 RESORT COMMERCIAL • INDUSTRI AL * �7. Transportation. Figure I .indicates that there are four modes of transportation in the township. In the case of road transportation, there are two major highways. M-134 runs east"west along the shoreline and connects the township ·with 1-.. 75 in the west, and DeTour Village in the east. The second major highway M 129, starts from Cedarville and runs northward where it connects with 00 Pickford and then the City of Sault Ste. Marie. Both of the highways are ;in fairly good condition and have a large volume of traffic throughout year. There are quite a few other roads which are mostly gravel roads and do have problems, particularly in the spring. ..,_~ the The road system in Cedarville needs some redesigning, lighting and such other related improvements. There are a few miles of private railroad which carry limestone from U.S. Steel quarry to the Port Dolomite to load the limestone on ships for market places. There are three harbors in the township: and Hessel. Port Dolomite, Cedarville, Port Dolomite is strictly being used by the U.S. Steel Cor- poration for limestone operation and it is made to the specification of the operation. In the past, commercial vessels used the Cedarville Dock, but at present there are no proper facilities to handle corrrrnercial vessels. At present, only pleasure crafts, excursion and fishing vessels use the deteriorating fa.cility. The harbor at Hessel is somewhat new and can accommodate medium sized vessels. Boat launching ramp facilities are present, both -in Cedarville as well as in Hessel. A new Clark Township Marina is also being built in Cedarville to accommodate the ever increasing demand. Another private harbor facility in Cedarville is being planned which will make the total of four big commercial accesses to the waters of Lake Huron~ 'r 19 �-I UTILITIES PLAN ' '.ii 21 21 22 It ct: RD. 27 29 "::. ..., l:!.... ~ (lj ::s -::. SCALE IN MILES 2 0 0 NORTH 7 7 7 7 ~ PRESENT SEWAR GATHER ING SYSTEM 111111111 FORCED MAIN * LIFT STATIONS LAGOON 11111111, SYSTEM AND SPRAY AAEA (APPROXIr--ATE) SEWAR SYSTEM AND PuBuc WATER SYSTEM (PRoPOsED) 21 FIGURE 9 '- �... 8. Utilities and Services - Continued. Electric power is provided by the Edison Sault Electric Company r ' from Sault Ste. Marie and Cloverland Electric Coop, Inc., of Dafter. Electric power service, both for domestic as well as for industrial and corrunercial, is adequate at this time. 1 , 7 7' 7 7 """" I 22 �SECTION III J DEVELOPf·'EHT OF C/lPABILHY CRilERIA Capability of a certain geographic area, for different land uses for human activities, depends on the proper combination of the physical features of the ecosystem of that area . For exa'llple, residential development requires good soil conditions, adequate ground water if public supplies are not avail- .,, ·a ble, and fairly level contour. On the other hand, residential development I may create certain stresses such as pollution of ground water supplies with septic tank effluent, or down-stream flooding caused by removing vegetative cofer. l l All of these factors must be considered before determining if a particular area should be used for residential development . · For these reasons, resource information presented previously can b~ ." used to develop capability maps of such land uses as septic tanks, residential, comrnercial-industrial, agricultural, recreational and etc. In the case of Clark Township, the development of residential, forestry, and agricultural capability maps were considered necessary. "Capability" may be defined as the ability of the land to accommodate its different uses without creating significant problems for either the inhabitants of the area or the environment. In order to develop residential and agricultural capability, phy1ical 7 characteristics of the area were rated in ranges of best, adequa~e, or - incapable. These criteria were discussed and adopted by the Township Planning Commission. 23 �CAPABILITY CRITERIA PHYSICAL .ELEMENT RESIDENTIAL WITI-IOUT PUBLIC .SEWER &WATER AGRICULTURE · FORESTRY Slope: 0- 5% 5-10% 10+% B B B A I A I A I Bedrock near or at the surface I I I Bedrock 10 or more feet from the sur face A Depth of Bedrock: Soils Classification:* ~ Loamy Soils A B B Clay Soils I A A Sandy Soils A I I fvluck Wet Sands I I L .. Beclrock Soils I I I Stoney Soils I I I Swamp Areas: B = BEST A= ADEQUATE I = INCAPABLE - + OOES NOT APPLY - ~ To develop a residential capability map, the first step was to identify those areas that are incapable of supporting residential development such as slope 10% and over, swampy areas and bedrock closer to the surface and areas - with severe soil limitations. Areas with moderate soil limitations and the areas i.vhere soil has a slight limitation for the on-site sewage disposal, are marked as capable and most capable respectively. (See Figure 10.) - ?4. �,111 -,:\I ,,1 -'ll'!l -"!i i~! ~,11) -'1111) ~~ . r 1~] I, II "'t · 1 ,i ~I li ll ... ,.........,............... 1 ~1~ . I' ""'"""' . .:... 1 1 If ., i; r 111~1 -,, 111 11 .,, 11 RESIDENTIAL CAPABILITY CLARK TOWNSHIP i ? II ,, 11 SCA LE IN MILES 15 /U ~ ~ 0 I " '~ • I 0 2 -TH " LEGE ND PAVED ROADS GRAVEL ROADS N <.n FIGURE 10 LEGEND ' ~ -.TCAPAaLE D I.USTCAPMU "1 �Similar criteria and procedures were used to develop agricultural and forestry capability maps . (These nio maps were not included in this document because all of the towhship has severe limitations for agriculture and commercial for estry.) • Figure 9, Residential Capability with on-site sewage disposal systems , also indicate that most of the township's area is incapable (with severe limitation) for on-site sewage disposal. Some areas along the northern border, where the soils are somewhat light in nature 'sandy soils) are most capable of supporting on-site sewage disposal systems. =ii ii -1 I r 26 �SECTION IV LAND USE OOALS FOR CLARK Tm:,NSHIP Historical and physical knowledge of the area fonn the basis for a logical starting point upon which goals and objectives can be developed. The first section of this report provides necessary background infonnation concerning location, dimension of the study area, population summary and the economic overview of the township. Section II provides natural and cultural variables and detenninants which are critical in establishing area goals and objectives. This Section also includes capability--suitability infonnation to be used as a guide for goals and objectives formulation by the township officials. Thus, to be realistic, township goals should match or clearly reflect township potentials. The physical infonnation mentioned above-~h.ould assist township leaders and citizens since it portrays a clear picture of the present situation, as well as its future potentials. The following is a brief surmnary of the conclusions which were drawn from the previous chapters and should be considered during the fonrrulation of township development goals and objectives: 1. The population is expected to continue to increase at a accelerated rate. It will reach to about 3, 400 by the end of this century, when it is about 2,200 in 1976. 2. Township has a great potential for further outdoor recreational developments. 3. The agricultural potential is insignificant in the area. 4. Commercial forestry has very limited potentials. 5. The area has severe limitations for on-site sewage disposal systems and consequently rural development is generally unsuitable. Therefore, specific and appropriate standards for on-site sewage disposal systems should be enforced in the township. 7 6. For Cedarville, Hessel and other intensive development areas, public sewage systems should be extended. 27 �I • 7. Public water is also necessary for more developed areas because the underground water shows signs of contamination in certain areas of the township at the present time. - 8. Because of many islands and bays, the area is environmentally very sensitive and must be safequarded through proper zoning, subdivisions, and other development controls. 9. Existing development patterns are reaching to the point where they could harm the natural environment, as well as human well-beings. · 10. The well- established image of the area as a boating and other water oriented activity should be exploited. - Suggested Goals: 1. Natural environment of the township should be protected. 2. -Year-round development should remain in and around Cedarville and Hessel, rather than hodgepodge development all over the area. 3. Primarily seasonal and recreational development should occur on the islands. ~ _ 4. Improve economic base of the township by developing recreational potential of the area. 5. Planned-unit development should be encouraged. ..... ·-1 \ ~ I J .., I 28 �' SECTimJ V • ... The process of translating township land planning goals, wishes of the people, and developmental constraints into a master plan, borders on be:ihg an intuitive process. A simple computer-like ''balancing the books," lacks the social and human dimensions ~hich are of utmost i.i11portance in developing . a plan for any area. Thus, the plan presented in thi s report, while never abandoning the primary need to meet the hard facts, does reflect considerations I of human scale in development planning. ( The basic concept in this planning effort is to regulate development in such a manner that will preserve and protect the natural environment and rural characteristics of the township. Concept #1 - Planned Development Future development in the township must be planned in such a way that the township will be able to have input in development decisions by encouraging criteria regarding density, design and the location ·of such development. Through the development and enforcement of such standards, township officials will be able to: 1. Encourage growth in areas which are convenient . to existing public services and. utilities, which :will in turn, keep public costs at a minimum. 2. Control population densities in the developing areas, so as to maintain a population balance within the township. 3. Through the encouragement of a particular design criteria, the township officials can insure the design of new developments consistent with the characteristics of the area, as well as the adjacent development. 1 29 'l .I �I •• Concept #2 - Commercial Development Connnercial development in Clark Township should be such as to provide the optimum level of services to residents, as well as visitors. Most of the general commercial development should occur in Cedarville and Hessel. Recrea- tional and resort oriented development, of course, should be in other appropri- - ate areas. Concept #3 - Preservation and Protection of Natural Envirorunents of the Township This concept seeks to preserve and protect flood plains, wetlands, water- - < front by preventing those projects which call for major alteration of stream beds or draining and filling of wetland and waterfront areas. Ideally, these features should be somehow incorporated into the design of future development. ... ... "" - �~;I SECflm~ VI /_ Although the resource analysis and the development of a capability map are the major factors in determining the location of the township's future growth, they do not constitute a basic land use plan. A plan should join together physical and cultural data with township goals in order to guide development in a rational manner. - The purpose of this basic plan is to offer a hypothesis about the way that Clark Township could develop, and give the limitations that have been set forth in the preparation of capability process. The plan should be used as a . guide for decisions on how best township goals may be met (see Fi gure 11). GENERAL LAND USE CATEGORIES 1. 'iii" ' Urban Service Area Both of the cormnunities, Cedarville and Hessel, are marked (see Figure 11) as urban service areas in the township. Analysis and synthesis of the physical determinants indicate that most of the township land has severe limitations ~ for on-site sewage disposal, therefore, public water and sewer systems must be provided to the majority of .the dwellings. To make such services economically ,.= I feasible, development in these coTIUilunities should be encouraged whereas development in outlying areas should be discouraged. A. 'F I r General CoTIUilercial/Business District. Most of these areas are under coTIUilercial use but there is enough undeveloped area to accoTIUilodate the need for about the next 15 years. These areas are marked so that corrnnercial and eneral business development could be concentrate ra er tan e1ng mixe w1t other conflicting uses. These areas are also the most convenient to the general population of the township as well as to the tourist traffic. 31 �7 ~ 1 --J ............. ~r - POGLESE ~ qo i ~ ~ ~ ~ - J "'"""1"-~-~1. !I k I 1 ' =- j ' - , '\. I I ~ :-,o.,. .,. ·-l SW£0£ I ' !• :~ RO ·-- ~ :J 1 FUTURE· LAND USE PLAN CLARK TOWNSHIP i 1,-- I ~ . j 1 - -- SCALf IN MILES ~ 0 ~ 2 0 NORTH ' 1:1_4 · LEGEND PAVED ROADS GRAVEL ROADS w ,--=> FIGURE 11 LEGEND ' H:::H WATERFRONT DISTRICT ~ URBAN SERVICE AREAS L:J E2223 RURAL RESIDENTIAL ~ INDUIT• IAL FORESTRY/ RECREATION �1. Urban Service Area-Continued. B. Single-family Residential District. To keep residential development away, but still a convenientqistance from commercial and educational areas this district is marked. It is recommended primarily tor residential uses. 1hls area -has also good road access, as well as most of the existing residential development, but still there is enough room for future residential land needs. By concentrating residential development in specific areas, it will reduce land use conflicts and will make living environments safe, desirable and pleasant. 1\vo families er acre are su gested but ins ecial cases, eyen denser development coul e allow . ;- C. Recreational Corrnnercial District. As it is well known, the 100st important characteristic of the tmmship is water-oriented recreation. Although the area has good water-oriented recreational facilities, still the resource is not fully developed. To capitalize the area's full resource potential, a specific district is suggested so that future recreational commercial development should be encouraged. This area is marked specifically for recreational commercial development which hopefully, will help to expand the economic base of the township. Most of the existing recreational facilities exist in this area. It is convenient to the residents, as well as it will attract the tourist in such a location where they will be economically productive and envirornnentally least hannful. Conflicting developments, e.g., residential should be discouraged~ this district. - 2. Waterfront District The scenic attractions of nature are the virtues that tourists seek in this township. Lake Huron's waterfront and a unique gift of God, the Les Cheneaux Islands Complex, are the most important economic as well as aesthetic resource of the township. The increasing interest in outdoor recreation and to live with nature has created a tremendous demand on such waterfront properties. At the same tL"'lle, these areas are highly environmentally sensitive. Therefore, the i entire waterfront area~ including all of the islands, is marked a separate district to regulate the development. Land capability analysis indicates that the majority of this district has severe limitations for on-site sewage disposal systems. To provide public water and sewer services is practically impossible, but the development of these areas is inevitable. Therefore, to control the development in such a fashion in which the least hann will result, is a very 33 �- • I 2. Waterfront District-Continued rational and logical approach. This approach should be based on the prinicples ! of preservation and conservation of the said resource. · People must realize that everything of significance cannot be saved. The· detennination of these areas for preservation and conservation is an exercise to make the citizens, as well as the public officials, aware that they have a direct responsibility for the future of the area. The waterfront district is marked as a separate area in the township, mainly for development such as seasonal cottages, homes, and parks, etc., with strict and conservative controls. 3. •. •. -. Industrial District As mentioned in the resource analysis section, the township does not have an industrial economy except the U.S. Steel limestone operation east of Cedarville and some other very minor activities as block manufacturing, woodrelated, etc. The area does have a potential to expand its limestone operation. There are two major areas marked as industrial districts. Most of the-lf.S. Steel Co. property contains high quality limestone deposits which are included in this district. for industrial use. Two other areas north of Hessel near the airport are marked One site, where a block manufacturing operation exists, is suitable for heavy industry; whereas the /.liecond site, which is closer to the airport, is appropriate for light industry. -... - - These areas are at a reasonable distance from the populated areas which make this district a very rational and desirable location. 4. Both sites have good transportation. Forestry/Recreation The land ownership indicator reveals that a sizeable portion of the land in the township is under state forest which is open to the public for outdoor recreation. Forestry and outdoor recreation (extensive) uses have the least conflict and often overlap each other. established. Therefore, one combined district is . II It also includes the areas which are least capable physically • 34 �4. Forestry/Recreation-Continued for other uses in order that such areas could be protected from unsuitable development. It also contains areas that are suitable for other developments such as residential or industrial, but these should not be used because of the limited demand.. As demand in the future increases, some parts of this district could be used with proper planning procedures. Existing district bmmdaries could expand in the future into this district if the demand increases in the area. It will also serve as an area preserve for future needs. At this time, the area should be mainly used for forestry and outdoor recreation related activities. Rural residential development should also be allowed with very liberal lot sizes and strict standards for on-site sewage disposal systems. An average density of one-family per ten acres is suggested. 5. Rural Residential At present there is a significant rural type residential development occurring north of the tonwship a~rport. area is quite appropriate. To live in rural environments; this An average density of one family per two acres is a desirable pattern for development in this category of land use. The land in this category should be subdivided in such a manner that when - the pressure of development increases.(particulaily when industrial area ,;t ~ across the road is developed) it can easily )>e\4v:eloped to a greater density of dwellings per acre. I r ! t \ -1 I / 35 �SECTION VII HllSlER TIWiSFURTATIOM Pl.PH TI1is portion of the plan is adopted from the existing Clark Township Master Plan. AIR TRANSPORTATION Hessel Airport facility is adequate for the present need. top runway, a hangar and other necessary buildings. It has a black Under the existing circUJI1Stances, no major new developments are suggested for the near future, except for improvements such as runway lights, etc. WATER TRANSPORTATION · Clark Township is a water-oriented community and outside of the hundreds of small private moorings and docks, has three harbors: Port Dolomite, Cedarville, and Hessel. The Hessel harbor· is fairly new but too small to serve the needs of the..area. · It is necessary to develop a finger-pier to expand the existing capacity as a short-range action. It would be quite appropriate to develop a second harbor of similar size facing west, and the platfonn between the two basins to be developed as the town center. TI1e existing Cedarville marina development project should not end by the completion of township marina facility but it should continue to expand the project by developing other related facilities such as park and picnic areas along the waterfront in the future. This site has much more potential than it has been realized. 36 �SECTIC!'l VI II UT! LI TIES f11\SIER Pl.PH As it has been discussed throughout this plan, most of the land in the township has severe limitations for on-site sewage disposal systems. Al.111ost the entire township is sitting on limestone or other bedrock material. of this rock is fractured. Most Being underground rock and closer to the surface -reduces· the sewage absorption rate to the minimum, in other words, raw sewage . ~ets through the limestone cracks and reaches the ground water· to the lakes and streams, which might contaminate the underground water as well as pollute surface waters. Few wells have indicated low levels of contamination which, according to the Health Department, could reach to the critical level after a decade. Ever increasing pressures of development in the area might accelerate the Tate of contamination. A few years ago, this problem was realized by the people of the township which resulted into limited public sewage disposal system. At present, about 200 dwellings are being served, whereas the system has the capacity to service about 800 dwellings. In the beginning, the system was planned to serve not only Cedarville, but also Hessel and other developing areas around these communities. Since this system was put in, quite a few other areas have experienced new development which make them necessary to have such service. Figure 9 indicates the area which is being served and _tfe pro' available. posed areas where this service should be provided as soon as funds become Some of these areas are reaching to the critical point. There is no public water supply system at this time whic...1.i is equally important to have in the area as a sewage disposal system. It is recominended that the toWJ).ship should direct their efforts to obtain this service as soon as possible. 37 �L Initially, it should provide water to Cedarville and Hessel's central connnunity qr~as a,nd a few years later it should be expanded to other developing areas. The Economic Development Administration and the Envirornnental Protection Agency of the Federal Government are two potential ftmdi ng sources which should be investigated by the township. 7 ..... -, 38 �SECTION IX MASTER RECREATION PLAN ADMINISTRATIVE STRUCTURE 1. Clark Township has no formal or informal park and recreation board. The Township Planning Commission functions as an advisory body to the Township Board in matters dealing with planning and zoning, including rec:,eation. The Township Board directs and controls all township-owned recreation facilities, 2, Community Description See page #3-22 3. Recreation Inventory See table #1 and Figure #2 4. PROBLEMS/ISSUES/NEEDS Major recreation _problems include the lack of certain types of recreational facilities, and the lack of money. Another problem is the need for a park and recreation board and recreation director which would supervise the overall recreational program and the maintenance of the facilities, At present, the Township board has direct responsibility for this supervision. The need for specific types of recreational facilities has been identified by the Clark Township Board and the Clark Township Planning Commission. Included in the list of needed facilities are (in no particular order): - picnic areas - swimming beaches in Snow Channel and Mismer Bay - bicycle paths - restrooms and finger piers at the Cedarville Mooring and Launching Facility finger piers at the Hessel Marina - skateboard area tennis court(s) in Hessel - Bay City Lake State Forest Campground improvements - hiking, cross-country skiing, nature, snowshoe trails. 39 �TABLE 1 CLARK TOttr£HIP RECREATION FACILITIES OWNERSHIP NAME 1)* - 1 FACILITIES Government Island Picnic Areas Federal 4 picnic tables, 2 grills, 2 vault-type toilets. 2) Bay City Lake Forest Campground State 12 campsites, swimming area, vault-type toilets, gravel boat ramp, parking 3) Snowmobile Trail (Cedarville-Kinross) State Department of Natural Resources l!Toomed trail, 26 miles. 4) State High,vay Scenic Turnout .CM-134) State Picnic tables. 5) Hessel Boat Harbor and Ramp Township 10 transient accomodations, gasoline, telephone (pay station), water, restrooms (flush toilt'ifs), showers, haulout facilities. 6) Outdoor Skating Rink, Basketball, Tennis Court Township Outdoor concrete skating rink, basketball court at one.. end, tennis court at other end. 7) So£ tball field Township Backstop, filed. 8) Co_mmunity Center Township Large hall, bathrooms, kitchen, stage, storage rooms, skating warming room. 9) Cedarville Mooring and Launching Facility Township Boat launching ramp, parking, mooring area, pirnic tables. 10) Athletic Field Les Cheneaux Community Schools Football/baseball/softball combination area, tennis court, basketball court. 11) Indoor School Facilities Les Cheneaux Community Schools Gymnasium, all-purpose room, older gyrrmasium 12) Les Cheneaux Club Golf Course Private (but open to public) Nine-hole golf course. 13) Cedarville to Hessel Snowmobile Trail Private &State. This is a state contractually groomed trail 20 mile long groomed trail. I -r - 1 --, *Numbers correspond to identical ntnnbers on Map -, 40 �. l RECPEATION AfB\S + FIGURE 12 r. :.1~~r_ ,·J-..:. l. .:~r. . . . . . :- - · - - : -. :.. ST 14'~ RO _ . ~, t II -~ . a ·c- - ~ I 11 II I I _ - -• - - - ~ ¾ - _ ~ _ ! ~ - __ ,'\ ~ 110 ,;I:!,0£ - -=--· ' -- : " : CLARK TOWNSHIP : SCAU IN ,_.I LES ~ 11/'11 t :IW£0T -J~ 1 @I •~• . I ·---,------:------r·--·:----·-- ......:.. I l ' t : !'> " " "'ea) n I I I, - ··,. II Q IJ <_,, "- I '- . I -•,\ I '1 "\J . '- 1 <I ' l \._.o" \._<,_ . ,1 ~T: 1( ". ~ . ....,,. I \ I~ 1. ' 3. 4. 5. 6. 0 NORTH : 1 ~ 0 II ; ~~ 2. 2 : ~ #. J - -; \~ ~ ...... 0 I l ; V't., , ___; 1 ___( v ,._ . + + LEGEND PAVED ROADS GRAVEL ROADS AIRPORT BOAT HARBORS -=-= * e 7. Softball Field 8. Community Center 9. Cedarville Mooring and Launching Facility Government Island Picnic Areas 10. Athletic Field* Bay City Lake State Forest 11. Indoor School Campground and Access Site Facilities* DNR Snowmobile Trail 12. Les Cheneaux Club Scenic Turnout Golf Course Hessel Boat Harbor and Ramp 13. Cedarville-Hessel Outdoor Skating Rink, BasketSnowmobile Trail ball Court, Tennis Court* *Numbers 6, 8, 9 1 10, and 11 are located 1n Cedarville. + �/\ Restrooms and additional finger piers at the newly-developed Cedarville Mooring and Launching Facility are much needed development items. These facilities are not developed with the initial construction phase due to budgetary constraints. The restrooms and finger piers would serve the public and would be especially usefull for island residents who wish to moor their boats and shop in town or engage in village activities. Finger piers also should be developed at the Hessel Marina to serve the public and especially the island residents. Skateboarding has become increasingly popular in Clark Township in recent years among the younger people. With this increased popularity has also come the potential of vehicular or pedestrian conflicts . Development of a skate-boarding area utiliz i ng the paved parking lot at the local Catholic Church has been mentioned. 5. Long-Range Recreation Development Goals (1) 6. Provision of recreation facilities which meet the diverse and expanding needs of this local population and the ever increasing tourist population of Clark Township . Short-Range Objectives (Projects) (1) Expansion of Finger Piers at Hessel Marina . Necessary to increase usable space for Recreational Boating. (2) Development of swimming b .e ach in Snow Channel near the golf course in Cedarville. (3) Development of tennis court in Hessel Community. (4) Development of swimming beach on Mismer Bay off Brulee Road near Hessel. (5) Horse shoe facility-location yet to be determined. These projects are listed in priority order. -42- �7. Action and Financial PROJECT (1) Finger Piers at Hessel Marina which would increase the Recreation and Economic Potential of the area -Michigan Bond Program (proposal "D") - Twp. General Fund - Local Donations FY. 1989-90 ~ 1eo,coo (2) Swimming beach in Cedarville -Land & Water Conservation fund -Revenue Sharing fund -Township general fund FY. 1984-1985 (3) Tennis Court in Hessel -Land & Water Conservation fund -Revenue Sharing fund -Township General Fund 1985-1986 -Land & Water Conservation fund. -Revenue Sharing fund -Township General Fund -County Grant 1986-1987 -Revenue Sharing fund -Township General fund 1987-1988 (4) Swimming beach near Hessel (5) Horse Shoe acility 8. Plan Review and Adoption A. Clark Township Planning Commission B. Clark Township Board of Trustees -43- �SECTION X PROPOSED ZONING Ml\P The most important measure the township can use to achieve its comprehensive planning goals is zoning. A well designed ordinance along with an equally well designed map of zoning districts, followed by fair and just administration will go a long way toward the proposed implementation of a plan. If improper zoning is provided and administration is ineffective, the plan will prove not to be useful, and the goals of the Clark Township will not be achieved. RECQ.\MENDATION #1 Redesign the existing zoning. ordinance and map in order to maintain and promote comprehensive planning concepts. Following are the suggested zoning districts: (See Figure No. 13, 14, 15.) 1. Urban Service District Both of the existing co:mrrrunities (Cedarville and Hessel) are well established and are considered valuable heritage of the entire Les Cheneaux area. Both of these settlements serve as economic and social activities centers. They also provide some of the urban-like services. They have a significant potential for further development to play even stronger roles in the future. Therefore, the identity of these communities must be protected and development potential be exploited. Following are the detailed zoning districts in these co:mrrrunities which are proposed for consideration. 1 1 A. General Commercial/Business District - G.C.: This district should allow most commercial uses, but strict aesign standards should be encouraged. Thus allowing,a pleasing and uniform appearance will be insured. B. Sin le Family Residential District - S.F.: Two families per acre (43,560 sp. ft. are suggested in most of this district but in the future certain areas adjacent to the controlled commercial area should be redesigned for multi-family dwelling (apartment) depending on demand. By doing this, it would reduce the conflict with the existing character of the township as well as it would prevent an excessive pressure on the ground water supply. All development in this district would have to be served by public sewer systems. C. Recreational Commercial - R.C.: The most important economic factor of the township is commercial recreation, therefore, to capitalize the full resource potential this special district is suggested. It should be primarily used for commercial recreation facilities development. Other conflicting uses should not be allowed. l l 1 1 1 44 �r REC(l,f,ffiNI)ATION #1 - Con't. 2. Industrial District - I.D. This district indicates areas for both heavy and light industries. Limestone mining and processing (U.S. Steel Corp.) is the most important · industrial activity in the township. Most of the U.S. Steel Corp. property is marked as industrial area. An area north of the airport has some heavy industrial activity. If its existing use is continued, similar industrial operations might be attracted in the future. A tract of land adjacent to the airport is proposed for light industries. Both of these areas near the airport should be designed specifically as industrial parks. Standard for noise, smoke, odor, etc., should be established to prevent an adverse impact on adjacent rural residential districts. 3. Rural Residential District - R.R Rural living is a very significant part of the life style in this township. To protect this social value of the people, a specific area for rural living must be provided. At present there is significant rural type residential development occurring north of the airport. This• area is proposed to be used as rural residential. An average density of the one-family per two acres is a desirable pattern for development in'· this category of land use. It is also proposed that land in this district should be subdivided in such a manner that when the pressure of development increases (particularly when industrial area across the road is developed) it can easily be developed to a greater density of dwellings per acre. 4. ~ Waterfront District Waterfront characteristic of the township is the most important economic, as well as aesthetic, resource. There is a tremendous development pressure on such areas which also include most of the islands and bays. Under such circumstances, it is proposed that all such waterfront areas should be marked to regulate the development. Conservation and preservation of these tmique and environmentally very sensitive areas should be promoted with utmost care. 5. Forestry/Recreation - F.R. Forestry and outdoor recreation have the least land use conflict and often overlap each other. Al though commercial forestry has severe limitations in the area, still the majority of the land of-1:he township is covered with some low quality vegetation. It is mostly record growth. The purpose of this district is to protect this essential vegetative cover and open space for rural environment as well as a place for outdoor recreation, e.g., htmting, snowmobiling, hiking, camping and etc. This district will also keep excessive areas preserved for other uses to expend as the demand will increase in the future. Although forestry and outdoor recreation are the main uses, some with limitations and with special permission, other uses should be allowed, e.g., hunting, cabins, seasonal cabins and other residential with liberal lot sizes. Ten acres per lot size is recommended. - 7 ... 7 -. 45 j �RECQ\1MENDATION #2 Develop a Township Capital Improvement Program. Comprehensive planning is a useful tool only when its principles and concepts are in time with local fiscal resources. That is to say the conmrunity must be willing to commit ·available resources (fiscal and man hours) over a period of time to accomplish a particular objective. The concept of a capital improvement program means that the township should establish priorities over a three-to-five year period for sewer lines, roads, parks and such other projects. By developing such a priority list, the township can evaluate its resource base and determine the funds necessary on an annual basis to implement the projects. The end result will be a smooth completion of planned projects in a coordinated cost effective manner. RECOMMENDATION #3 It is also suggested that the existing planning connnission and 0-tl:l,er boards and committees should continue to increase the effectiveness and efficiency of the township government. The Township Planning Commission should remain an intergral part of the township government by adhering to plan goals and associated concepts, development can be guided in the most complementary and cost effective manner. ] l l l l l l The Commission should also evaluate new land plats and sites to more fully achieve the desired goals. Other committees on recreation and public utilities and services should also continue to provide their services to assure that the best possible recreation and public services are provided to the people of the area. By continuing the function of existing committees and establishing additional ones when needed, the township government will be strengthened and improve its function. 46 �CEDARVILLE PROPOSED ZONING MAP I - -. t\,11, · · I, I I :J 1 1 1 1 1 ~ ~. J ~' I I \ 1 ..,-. ' SC A LE IN MI L ES ~--,: 4 (, 1 14 -' 1 Pc1ve d Roads Grc=i vel Roc1ds - - \ ,, \ ' ', ' -,,"'' Recreational/ Commercial Genera I! Commercial Single Family Residential High School ·--·-~ -~ Wllllllllllll t:··:;:-:·::\··:·:·=·q [ J W/22 Light Industrial l 47 FI GURE 14 �~ ~ ~ POGl..£S£ ('" ""' ""itm - - ~ ~ 110 • 111111 .1! ~ - flO SI t l l t l l l l l ' f l l l ~' - "'I r' t :.,. I ' - I ~t PROPOSED ZONING MAP CLARK TOWNSHIP '\. ~ ~)-• SW£0E ~ SCALE IN MIL ES f:'1o~ers • ,. !fl]~N ' Al I.J4 f j • 0 2 0 RO NORTH :t sJ ~ ' ~•v~ LEGEND PAVED ROADS GRAVEL ROADS -=-= +'> OJ FIGURE 13 LEGEND ' cm=n WATIRFIIONT DISTRICT ~ Ult AN SERVICE AREAS c::J FOltHTRY/HCHATION fZ::Z] ~ • IIUIIAI. HIINNTIAL INDUSTRIAi. �NESSEL PIOPOSEI ZOlflNI • AP •••••••••••••••••••••••••~••••••••••••••••••••••••••••••••L .-•• +:> Scale in Mi~s I.O 0 114 Paved Roads Gravel Roads - - --•------•--.--. 1~ · - . . . . . . . . . . . . _. .. __________ .......UllllffUJIIUIWlllb.. ..-uv-n,-. 1 North FIGURE 1s � 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 Clark-Twp_Master-Plan_1970s Creator An entity primarily responsible for making the resource Clark Township Planning and Zoning Commission, Clark Township, Mackinac County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource circa 1970 Title A name given to the resource Clark Township Master Plan Description An account of the resource The Clark Township Master Plan was prepared by the Clark Township Planning and Zoning Commission, the Mackinac County Board, and the Eastern U.P. Regional Planning and Development Commission in the 1970s. Contributor An entity responsible for making contributions to the resource Mackinac County Board (consultant) Eastern U.P. Regional Planning and Development Commission (consultant) Subject The topic of the resource Master plan reports Clark Township (Mich.) Mackinac 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/53043210af6e2ec48383d8814b4fbbb1.pdf a7d11208e553e6ae5cec004826f80cfa PDF Text Text COMPREHENSIVE PLAN Clark Township July 8, 1994 �CLARK TOWNSHIP COMPREHENSIVE PLAN Prepared By: Clark Township Planning Commission With the Assistance of: Mark A. Wyckoff, AICP David R. Tyler Dana G. Richardson Planning & Zoning Center, Inc. 302 S. Waverly Road Lansing, Ml 48917 517/886-0555 July 7, 1994 �LIST OF FIGURES 2-1 2-2 2-3 6-1 6-2 Clark Township Historic Population ...................................... 2-3 Construction Permits Issued for New Housing Units .............. 2-5 Clark Township State Equalized Value Residential .............. 2-10 Clark Township Historic Plat Maps ....................... ................. 6-3 Land Use/Cover Classification .............................................. 6-5 • • �LIST OF MAPS 3-1 3-2 3-3 3-4 3-5 3-6 5-1 5-2 5-3 5-4 5-5 5-6 6-1 6-2 6-3 Land Contour ....................................................................... 3-3 Geology ................................................................................. 3-4 General Soils ........................................................................ 3-6 Wetlands ............................................................................... 3-7 Forested Cover ...................................................................... 3-9 Environmentally Sensitive Areas ......................................... 3-10 Existing and Proposed Sewer ................................................ 5-3 Proposed Public Service Districts .......................................... 5-5 Septic Field Limitations ......................................................... 5-7 Recreation Facilities ............................................................ 5-13 Traffic Counts ..................................................................... 5-15 Transportation Existing Conditions ..................................... 5-16 Existing Land Use ................................................................. 6-6 Land Divisions .................................................................... 6-10 Future Land Use ................................................................. 6-12 1 �LIST OF TABLES 2-2 2-1 2-3 2-4 2-5 2-6 2-7 2-8 2-9 2-10 5-1 5-2 5-3 6-1 7 -1 County Population ................................................................ 2-3 Clark Township Historic Population ...................................... 2-3 Construction Permits Issued for New Housing Units .............. 2-5 Median Age ........................................................................... 2-6 Clark Township Tax Levy ....................................................... 2-9 Clark Township State Equalized Values ............................... 2-10 Clark Township Top Five Occupations .................................. 2-11 Clark Township Top Five Industries ...................... .. .......... .. .2-11 Median Income Levels - 1990 .............................................. 2-12 Percent in Poverty - 1990 ........................................ ............ 2-13 Sewer Facility Capacity ......................................................... 5-2 Well and Septic System Permits, Clark Township, Mackinac County ............................................................. 5-6 Clark Township Recreations Facilities ................................. 5-14 Land Use/Cover Classification .............................................. 6-5 Recreation Facilities and Their Minimum Number or Size Necessary to Achieve Minimum Points ................... 7-9 �TABLE OF CONTENTS Chapter 1 - The Planning Process Purpose of the Plan .................................................................... 1-1 How to Use the Plan .................................................................. 1-2 How the Plan was ..................................................................... 1-4 Chapter 2 - Community Profile Introduction .............................................................................. 2-1 Spatial Location ......................................................................... 2-1 Demographics ............................................................................ 2-2 Population and Density .................................................... 2-2 Race and Household ......................................................... 2-3 Housing ........................................................................... 2-4 Age ................................................................................... 2-5 Education ........................................................................ 2-6 School Enrollment ............................................................ 2-6 Economy ................................................................................... 2-7 Tourism ........................................................................... 2-7 Public Finance ................................................................. 2-8 Labor Force and Employment ........................................... 2-9 Income ........................................................................... 2-11 Chapter 3 - Natural Features Introduction ............................................................................ .. 3-1 Coastal and Surface Water Resources ........................................ 3-1 Topography................................................................................ 3-2 Geology ..................................................................................... 3-2 Soils .......................................................................................... 3-5 Wetlands and Drainage Ways .................................................... 3-5 Vegetative Cover ....................... ................ ................................. 3-8 Sensitive Areas .......................................................................... 3-8 Environmental Quality Issues .................................................. 3-11 Pollutants ................................................................................ 3-12 Soil Erosion ............................................................................. 3-12 Toxic Substances ..................................................................... 3-13 Alteration of Natural Processes ................................................ 3-14 Human Intervention ................................................................ 3-15 Act 307 Sites ........................................................................... 3-16 Chapter 4 - Community Goals, Objectives and Policies Introduction .............................................................................. 4-l The Purpose of Goals and Objectives ......................................... .4-1 Defining Goals ........................................................................... 4-1 �Defining Objectives ................................................................... .4-2 Economic Development .............................................................. 4-2 Land Use ................................................................................... 4-3 Community Character ............................................................... 4-3 Environmental Protection and Natural Resources ...................... 4-4 Community Services and Infrastructure ..................................... 4-5 Housing ..................................................................................... 4-6 Social Needs .............................................................................. 4-6 Public Safety.............................................................................. 4-7 Recreational And Cultural Opportunities ................................ .. .4-7 Chapter 5 - Public Services, Facilities and Transportation Introduction .............................................................................. 5-1 Sewage Treatment ...................................................................... 5-1 Public Service Districts .............................................................. 5-4 Existing, Expanded and Future Service Districts ........................ 5-4 Rural Service Districts ............................................................... 5-8 Island Service Districts .............................................................. 5-9 Potable Water ............................................................................ 5-9 Stormwater Management ......................................................... 5-10 Electric Power .......................................................................... 5-10 Police and Fire Protection .................................................... -.... 5-11 Recreational and Cultural Facilities ......................................... 5-11 Transportation ......................................................................... 5-12 Township Airport ............................................................ -......... 5-18 Other Access Points ................................................................. 5-19 Chapter 6 - Existing and Future Land Use and Policy Statements Introduction .............................................................................. 6-1 Land Fragmentation .................................................................. 6-2 Land Cover ................................................. ............................... 6-4 Existing Land Use ...................................................................... 6-4 Future Land Use ........................................................................ 6-7 Future Land Use Map .............................................................. 6-11 Rural/Forest Land Use ................................................... 6-11 Island Residential ........................................................... 6-14 Rural Waterfront ............................................................ 6-16 Urban Resident .............................................................. 6-17 Commercial Centers ....................................................... 6-18 Industrial and Mineral Extraction Activities .................... 6-21 Policy Statements .................................................................... 6-21 Land Use ........................................................................ 6-22 Rural/Open Space ......................................................... 6-26 Single Family Residential (Public Sewer Services District) ........................................................ 6-27 ~ , �Waterfront Residential .................................................... 6-28 Island Residential ........................................................... 6-29 Commercial/Industrial Development .............................. 6-30 Transportation ............................................................... 6-32 Chapter 7 - Strategies for Implementation Primary Implementation Tools ................................................... 7-1 Relationship to Zoning ..................................................... 7 -1 Relationship to Plans/Zoning in Adjacent Jurisdictions .... 7-2 Relationship to Subdivision Regulations ........................... 7-2 Relationship to Capital Improvements ........................ ...... 7-2 Land Use & Infrastructure Policies ................................... 7-3 Community Participation and Education .......................... 7 -3 Special Area & Financing Techniques .................................. ....... 7 -3 Building and Property Maintenance Codes ....................... 7 -3 Community Development Block Grant Program ................ 7-4 Michigan State Housing Development Authority (MSHDA) Programs ............................................ .- ......... 7-6 Land and Water Conservation Fund ................................. 7 -6 Michigan Natural Resources Trust Fund ........................... 7 -7 Costal Zone Management Fund ....................................... .7-7 The Recreation Bond Fund ............................................... 7 -8 Recreation Improvement Fund .......................................... 7-9 Local Facility Development Grants .................................. 7-10 Land Acquisition Grants ................................................. 7-10 Waterways Fund ............................................................ 7-10 Road Funds .................................................................... 7 -11 Public Works Financing ........................................................... 7-12 Tax Incentives .......................................................................... 7-12 Additional Recommendations ................................................... 7-13 Other Planning & Economic Development Assistance ..... 7-13 Pro-Business Alliance ..................................................... 7 -13 Poverty ...................................................... ................. .. .. 7 -14 Public Open Space Acquisition ....................................... 7 -14 Periodic Updating and Revisions ..................................... 7-15 Managing Growth and Change ....................................... 7 -15 Revision of Ordinance ..................................................... 7 -15 �CHAPTER 1 - THE PLANNING PROCESS Purpose of the Plan The purpose of this Plan is to guide policy and decision making for all future land use and infrastructure development decisions within Clark Township. Within the Plan, key planning issues are identified; goals, objectives and policies are outlined; public facility standards are established; future land uses are described and mapped; and specific implementation measures are recommended. This Plan is adopted pursuant to the authority of the Township Planning Act, PA 168 of 19 59. 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 publiG facilities and services. The Clark Township Master 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 power. All proposed future land uses and policies presented in this Plan were developed based on a combination 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 the community and leadership surveys, and public meetings. This Plan is intended as support for the achievement of the following public objectives, among others: CLARK TOWNSHIP MASTER PLAN 1-1 �• to protect and promote public health, safety and general welfare; • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • to protect and preserve the natural resources, unique character, and environmental quality of the area; • to maintain and enhance employment opportunities and tax base of the area; • 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. How to Use the Plan This Plan is organized into seven chapters with five critical components. First, is the community profile presented in Chapter 2 which provides the basis for a common understanding of the trends and conditions influencing the Township. Second, are the natural features of the Township which give it a unique character. They are presented in Chapter 3. Third, are the goals and objectives, presented in Chapter 4. They provide a road-map for decisions. Fourth, are the public facilities, existing and future land use and policies which provide guidance in making future land use and infrastructure decisions presented in Chapters 5 and 6. Fifth, Chapter 7 presents information and guidelines on implementation. CLARK TOWNSHIP MASTER PLAN 1-2 �This Plan is presented to assist all elected and appointed officials when making choices between competing interests by serving as a guide for decision making. It is anticipated that this Plan will be consulted in the following situations: Review of rezonings, variances, and special 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, fulfill its policies, and be consistent with the Future Land Use Map. 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, as provided by Section 125.32 of PA 168 of 1959. In particular, such projects should be reviewed to determine consistency with the goals, objectives and policies in the Plan, and whether such projects support the planned future land use pattern in the Township, as set forth in this Plan and the Future Land Use Map. 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. Township stability: This Plan is a 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 is intended to instill a sense of stability and direction for township officials, township activities, township residents and CLARK TOWNSHIP MASTER PLAN 1-3 �future inventors in the Township. How the Plan was Prepared In mid 1990, Clark Township Planning Officials undertook a community-wide attitude survey of residents, both year-round and seasonal, with the objective of identifying, issues, opportunities and attitudes relating to a variety of topics, ranging from general appearance of the Township, to interest in community and cultural events. One of the priorities identified in that survey, as reflected in responses received from residents, was the review and update of the Clark Township Master Plan. Originally prepared in the 1970's, this Master Plan served as the general foundation of local planning for approximately 15 years. During this period, no revisions were made to this document and, as a result, while sections of the Plan are still applicable to current conditions, a significant portion of the document is outdated or did not contain a sufficient level of refinement to support new initiatives or guide the local decision making process. In early 1991, several specific Plan amendments were identified which the planning commission felt were minimum revisions if the Master Plan was to satisfy both short and long term Township planning requirements. These included updating land use maps to reflect changes over time, (including extension of the sanitary sewers), establishing guidelines for new development, especially in unique or sensitive settings, and identifying policies for guiding development within village centers. 1~ In October 1992, the Clark Township Board and Planning Commission jointly issued a request for proposals for planning consultants to update the Clark Township Master Plan. Planning & Zoning Center, Inc. was selected to update the Plan in February 1993. CLARK TOWNSHIP MASTER PIAN 1-4 �Phase One of the planning process initiated by PZC began with the identification of critical trends and conditions facing Clark Township. Information was generated based upon discussions with Township officials, a review of the recently completed community attitude surveys, a separately distributed local leader survey (summer 1993), and a variety of supplemental resources. Concurrent with a general review of the updated trends and conditions, PZC meet with the Planning Commission, interested citizens, and Township Board to solicit input on critical trends and issues, as well as review and refme proposed Township goals and objectives. Phase Two of the planning effort began with an examination of key findings and conclusions from the data collected, including anticipated future growth and development. Two alternative future land use patterns were generated and reviewed, drawing upon the previously established goals and objectives for guidance in evaluation. A town meeting was held (with citizens encouraged to attend) where the advantages and disadvantages of each alternative was discussed and a preferred choice was made. At the same time, strategic policies were presented as refinements to the goals and objectives previously established. These policies served as the foundation for development of the preferred Land Use Map and for Plan implementation. The last phase of the project involved the actual preparation of the revised Master Plan document, including all text, maps, charts, tables and other graphics. As with previous phases, a town meeting was held to encourage broad based community input, both from Township officials, as well as citizens. A public hearing was held _ _ _ _ followed by the Township's adoption of this plan shortly thereafter. kg\stat1on5 \ word \dark \plan \chap! .doc 6 -9-94 CLARK TOWNSHIP MASTER PIAN 1-5 r~ �CHAPTER 2 - COMMUNITY PROFILE Introduction The history of the Great Lakes region is intimately linked with the Les Cheneaux Islands. The safe harbors of the many channels between the islands sheltered all the people who passed through the falls of the St. Mary's River and the Straits of Mackinac. Through the passage of time, many individuals were lured by the abundance of natural resources and opted to settle in the region. Since the latter part of the nineteenth century, the shores and islands of Clark Township became a favorite summer resort for the well-to-do of Detroit, Cincinnati, Toledo, Chicago, and Cleveland. Local commerce was established in Hessel and Cedarville. Hessel became the number one center for pleasure boating activities in northern Michigan as marked by the establishment of one of (Chris Craft's) the largest dealerships. With the opening of the St. Lawrence Seaway and the construction of the Mackinac Bridge, thousands of new tourists from all over North America discover this beautiful area each year. Spatial Location Clark Township occupies the eastern and southern end of Mackinac County. By road, it can be reached on M-134 east of I-75 after a ten-mile drive; and also from Pickford, in the north, on M-129; by boat on Lake Huron at the Hessel or Cedarville docks; and by plane landing at the Hessel airport. The Township lies within the area described as T42N, T41N, and RlW, RlE, and R2E. CLARK TOWNSHIP MA.STER PLAN 2-1 �Demographics Population and Density Clark Township experienced it's most significant populatipn change between 1940 and 1950 when the number of individuals nearly doubled. Between 1950 and 1990 Clark Township's year round population nearly doubled again, rising 97% going from 1,145 to 2,012 (see Table 2-1 and Figure 2-1) . The population increase in the last decade was smaller at just over 7%. The range of population changes among local units of government and the County between 1980 and 1990 can be seen on Table 2-2. St. Ignace Township had the largest population increase at just over 32% and Hudson Township had the greatest decrease at just over 7%. The County overall experienced about a 5% population increase. In this same time period, the State experienced only a 0.4% population increase. Population projections presented in the Clark Township Facilities Plan prepared in 1987 anticipate that the year-round population will be about 2,106 in 1997; and 2,280 by the year 2007. The population of the Township in the 1990 Census includes only a count of persons in year-round occupied housing units. If the median household size of the Township is applied to all seasonal housing units, then seasonal units contribute about 2,840 additional people to the Township's population in the summer. There are about 1,300 rental units in the Township in various resorts, motels and hotels. If the median household size applies to rental units, then another 3,250 persons are added to the peak summer population. This is a summer grand total population of about 8,090 persons. This is about four times higher than the year-round population. Increase in density affects the community character of an area. Density is a function of urbanization and urbanization influences demand for services. In 40 years (1950-1990) density of year round residents in the Township doubled; going CLARK TOWNSHIP MASTER PLAN 2-2 �Table 2-1 Clark Township Historic Population Year Population % change 1930 777 1940 793 2.1 % 1950 1,145 44.4% 1960 1,563 36.5% 1970 1,771 13.3% 1980 1,879 6.1 % 1990 2,012 7.1% Source. U. S. Census Bureau Figure 2-1 Clark Township Historic Population 2,500 2,000 C: 0 ·;; 1,500 «I :i C. 0 Q. 1,000 500 1940 1950 1960 1970 1980 1990 Year Source: U.S. Census Unit Mackinac County Bois Blanc Township Brevort Township 1990 Population 10,674 59 484 Garfield Township Hendricks Township Hudson Township Mackinac Island City Marquette Township Moran Township Newton Township Portaqe Township St. Ignace Citv St. Ignace Township 1,156 161 197 469 550 838 358 890 2568 932 Table 2·2 County Population 1980 Population 1980 • 90 Change 10,178 496 62 -3 451 33 1,206 166 212 479 461 823 354 747 2632 706 -50 -5 -15 -10 89 15 4 143 -64 226 Source: U.S. Census; 1990 CLARK TOWNSHIP MASTER PLAN 2-3 1980 • 90 % Change 4.87% -4.84% 7.32% -4.15% -3.01 % -7.08% -2.09% 19.31% 1.82% 1.13% 19.14% -2.43% 32.01% �from about 13 persons per square mile to 26 persons per square mile. Population densities are still relatively low in the Township, but they are much higher than the County's 1990 density; which was about 10.5 persons per square mile. The are also much higher than the average in those portions of the Township which are developed (the southern shoreline). In contrast, the average density throughout Michigan was about 164 persons per square mile in 1990. Race and Household About 10% of the Township's 1990 population were American Indian; about 0.3% were Asian, and the remainder were white (89.7%). There were 792 households in the Township in 1990, about 63% of them were married-couple families and about 24% were single-person households. The average 1990 household size in Clark Township (2.5 persons per household) was close to the County average of 2.49 persons per household. Housing In 1990, there were 2,009 housing units in the Township. The majority of these were classified as seasonal (56%). A smaller, but still large portion of the County's housing stock is also seasonal (44%). Comparatively, only about 6% of the State's housing stock is classified as seasonal. The majority of housing in the Township is single-family in nature (97%). About 5% of the housing units (108) are mobile homes; these are also classified as single family. Only 3% of the Township's housing stock is in the form of multi-family units. Single-family housing is the largest consumer of land in most Michigan communities. The Township has a high incidence of home ownership. About 80% of all housing units in the Township are owner-occupied and about 76% of all County housing units are owneroccupied. The state average is lower at 71 % owner occupancy. CLARK TOWNSHIP MASTER PLAN 2-4 �The Township's housing stock is relatively new in that over 49% of it has been built since 1970. Between 1970 and 1979 alone, 771 units were built. Between 1984 and 1991, an average of 22 new housing units (including single family and multi-family) per year have gone up in the Township (see Table 2-3 and Figure 2-2). About 80% of these 173 units have been single-family units. Year Table 2·3 Construction Permits Issued for New Housmg U. nits Sinale Family• Multi-Family 1984 1985 1986 1987 1988 1989 1990 1991 18 Total 16 16 8 21 24 11 26 9 22 2 34 24 21 24 11 28 0 9 0 22 0 0 0 'lndudes mobile homes. Source: MidJi(}an Slate Housirl() Development Aulhoriry. Figure 2-2 Construction Permits Issued for New Housing Units 35 30 25 !!! ·e 20 ;;; • Single 0.. 0 "' Family• mMulti-Family 15 • Total 10 5 1984 1985 1986 1988 1987 1989 1990 Year *Includes mobile homes Source: Michigan State Housing Development Authority CLARK TOWNSHIP MASTER PLAN 2-5 1991 �In 1990, median value of owner-occupied housing in the Township was $50,600; higher than the County average of $43,900. Compared to other units within the County, Clark was third in terms of the value of owner-occupied housing units; behind only Mackinac Island with a median housing value of $101,800, and Moran Township with a median housing value of $52,700. The lowest median housing value in the County, was $23,800 in Hendricks Township. Age Median age in the Township is higher than the County (38.2 years of age vs. 37.1 years of age). The state's median age is much lower at 32.6 years of age. Higher median ages in both the County and the Township are due primarily to concentrations of persons 65 years and older (i.e., retirees). In the state overall, 11.9% of the population is 65 years and older; for the county, 17%; and for the Township, 16.8% (see Table 2-4). For comparative purposes, differences in median age and the percentage of persons 65 years and older is highly variable Table 2-4 Median Age 1980 State of Michigan Mackinac County Clark Township 1990 28.80 32 .30 34.80 ;::,ource: u . ;::,. L:ensus 1-'opulatJon CLARK TOWNSHIP MASTER PLAN 2-6 32.60 37.10 38.20 r"'\ t"'i' �I throughout the County. The range in median age runs from a low of 31 .6 years of age in St. Ignace Township to a high of 56.7 years of age in Bois Blanc Township. Likewise, the percentage of persons 6 5 years and over ranges from a low of · 7.7% in Mackinaw Island City to 30.5% in Bois Blanc Township. The Township's higher median age in light of a slightly lower percentage of persons 65 and over than the County may be due to the presence of "baby boomers" and preretirement aged persons. Nearly 25% of the Township's population was between 45 and 64 years old in 1990. Just over 25°/c> of the population was 18 years of age or under. Education Overall, Clark Township residents have a higher percentage of high school graduates than the County and the State. As of 1990; 77 .4% of the Township's population were high school graduates or higher, the State's figure was 76.8%. However, the state had a higher percentage of persons with a Bachelors degree or higher at 17 .4°/o vs. the Township figure of 11.5%. The County had lower figures than the state and Township with 71.4% of the population being high school graduates or higher and 10.4% with a Bachelor's degree or higher. School Enrollment Enrollment in the Les Cheneaux School District generally declined between 1970 and 1993. In 1970 the system (K- 12) had 571 students. In 1990 it was down about 39% to 410 students. In 1993, enrollments rose to 433 students, representing about a 6% increase. A reduction in the number of school-aged children was a common trend in Michigan in the late 1970s through most of the 1980s due to children born toward the end of the post WWII "baby-boom" passing through K- 12 systems. In recent years, there has been in an increase in the percentage of children under 5 years old in Michigan, which is beginning to be reflected in more recent school enrollment data. CLARK TOWNSHIP MASTER PLAN 2-7 �• Economy There are two major economic factors in the local economy, 1) limestone operations by Michigan Limestone Corporation which employs 125 individuals and 2) recreation and resort oriented economic activities. Lumbering and other woodrelated operations have also some economic significance. Overall, economic growth has been somewhat slow during the last ten years, which is comparable to the national growth trend. Tourism Recreation associated with Great Lake amenities have a profound impact on Mackinac County, and Clark Township. Typically, true impacts of tourism are difficult to gauge, but there is some existing data which can present a general picture of tourism impact. According to the Michigan Travel Bureau, in 1990 Mackinac County was 14th of 83 counties in tourism-related expenditures, with $94 million spent. This money generated an estimated $23 million additional in payrolls. During the summer season much of the seasonal labor is imported to the County, especially for those tourist-related businesses on Mackinac Island and in or near the Mackinac Straits. In 1983, the Travel, Tourism and Recreation Resource Center at Michigan State University estimated the supply of Great Lakes recreational marina facilities. At that time, Mackinac County had some 41 marinas with a total of about 560 slips. Mackinac County provided well over one-quarter of all Great Lakes slips found in the Upper Peninsula (28%). Mackinac County provided over three times the number of marina slips than Grand Traverse County did at that same time. Further, in 1989, approximately 2,800 pleasure watercraft were registered to County residents and 92 boats were registered as commercial craft. Since about 70% of the pleasure craft were only 12-15. 9 feet long, it may be surmised that many of the CLARK TOWNSJm> MASTER PLAN 2-8 �larger pleasure craft frequenting the area are registered to tourists from other counties. Fishing is another indicator of water-related recreational activity. In 1989, the Michigan Department of Natural Resources recorded 6,872 annual fishing licenses purchased in Mackinac County. The majority of the annual fishing licenses were purchased by nonresidents (57%; or 3,924). Public Finance Between 1982 and 1991, the total County tax rate increased by 18.5%. In that same time period the Township tax rate increased by 125%, or over two-fold (see Table 2-5). County and school rates increase by 23% and 11 %, respectively. The Township's significant tax increase in just nine years is indicative of a Township under pressure to provide public services--services spurred by new development (urbanization). Table 2-5 Clark Township Tax Levy County Tax Rate 1982 1984 1986 1988 1991 4.35 4.49 4.50 Township Tax Rate 1.80 1.87 2.85 3.84 4.06 4.50 5.36 School Tax Rate 28.50 29.00 28.68 29.68 31.64 Source: Mtchtgan State Department of Treasury Annual Tax Levy Reports. Shifts in state equalized value (SEV) also indicate increased development. In the span of 10 years, those lands classified as residential increased in value by 61 % (see Figure 2-3). Lands classified as commercial increased in value by 63%. Conversely, natural resource-based lands, which are essentially undeveloped increased a comparatively small amount. Agricultural lands increased in value by 11 % and CLARK TOWNSHIP MASTER PLAN 2-9 �timber lands increased in value by only 2%. The smaller gain in value for these lands may be due in part to their conversion to other uses (e.g., commercial and residential). If less land is in each respective category, its rate of increase would be affected. New growth in the Township has not increased industrial SEV significantly. It grew by 11 % in ten years. Overall, total SEV in the Township increased by 49% (see Table 2-6). Perhaps more significant than the percentage change in any SEV category is the change in proportion of total SEV it represents over time. In 1982, residential SEV represented 71 % of total SEV in the Township, by 1992 it represented a larger proportion; comprising 76% of the total tax base. Conversely, in 1982, timber lands represented 6% of total SEV; and even though total value was higher in 1992, it represented a smaller proportion of total SEV at 4%. Figure 2-3 Clark Township State Equalized Value Residential 45,000,000 40,000,000 . a) :) -.; > "'O GI .!:! -.; :) r::r 35,000,000 30,000,000 25,000,000 20,000,000 w ~ 15,000,000 Cl ;;; 10,000,000 5,000,000 0 1982 1984 1986 Source: Michigan State Department of Treasury Annual 1982 1984 1986 1988 1990 1992 Aaricultural 264,250 268,485 253,060 246,828 288,315 293,330 1988 1990 1992 Re/f~r Table 2-6 Clark Township State Equalized Values Commercial Industrial Residential Timber-Cutover 3,061,930 2,379,800 26,364,317 2,402,561 3,054,943 2,371,345 27,016,034 2,234,890 3,510,726 2,181,715 2,372,505 29,154,884 3,242,168 2,372,145 31,765,170 2,221,640 4,591,485 2,636,710 39,798,666 2,508,720 4,992,495 2,636,710 42,428,217 2,459,870 Source: M1ctugan State Department of Treasury Annual Reports. CLARK TOWNSHIP MASTER PLAN 2-10 Total 37,303,807 37,832,571 40,142,453 42,451,236 52,919,121 55,768,532 �Labor Force and Employment Of the 1,570 persons 16 years and over in the Township, about 58% (906) of them are in the labor force. At the time of the 1990 Census, 13.7% of the labor force was unemployed. The County had a higher figure of 15.7% and the state had a lower figure of 8.2%. The top five occupations in 1990 among Clark Township workers are listed in Table 2-7. The top five occupations represented 66% of the labor force. While occupation refers to the type of work a person does, industry refers to that sector of the economy which employs them. The top five industries in 1990 that provided jobs to Township workers are listed in Table 2-8. Table 2-7 CLARK TOWNSHIP TOP FIVE OCCUPATIONS %of Township Occupations Workers Precision Production, Craft and Repair 17% Service, Except Protective and Household 15% Administrative Support, Including Clerical 12% Executive, Administrative and Managerial Occupation 11% Sales 11% Table 2-8 CLARK TOWNSHIP TOP FIVE INDUSTRIES % of Township Industries Retail Trade Construction Education Service Manufacturing Personal Services Workers 24% 13% 10% 10% 7% The top five industries employed 64% of the work force. Other significant industries represented included public administration, mining, and health services. CLARK TOWNSHIP MASTER PLAN 2-11 �I II Income There are four common measurements of income in the Census; median household income; median family income; median income of nonfamily households, and per capita income. Household income figures include all households in a community, no matter what their composition. Family income is a subset of all households. Nonfamily households is the other subset of all households and includes single-person households, and households with unrelated individuals living together. Per capita income distributes all income among each individual in a community (non-workers, like children included). In all cases, Clark Township's income figures are lower than state averages, yet higher than county averages (see Table 2-9) . It should be noted that while income levels may be lower than state averages, so too are housing values. In 1990, the median value of housing in the state was $60,600 compared to the median value of $50,600 for housing in Clark Township. Table 2-9 Median Income Levels - 1990 State Township County All households $31,020 $20,250 $19,397 Family households $36,652 $24,432 $23,097 Nonfamily households $16,690 $12, 177 $10,469 Per capita $9,987 $9,751 _ _ _ _ _ _,...__$14,154 _ _.....1,,_ _ ...;__.,___.;..__,1 Poverty levels in the Township are generally lower than state and county figures. In 1990, 11. 7% of the entire population of Clark Township was below poverty level; 16.4% of the county population and 13.1 % of the state's population was below CLARK TOWNSHIP MASTER PLAN 2-12 �poverty level. Poverty levels for subsectors of the population, however were much higher, with some of them greater than state and county figures (see Table 2-10). Two figures that bear special focus here are the percentage of children under five and female-householder (i.e., single-parent) families that are in poverty. The numbers are high--alarmingly so throughout the State. Although Clark Township has lower poverty figures for the population overall and for most subsectors of the population, its poverty figures are higher than state and county averages for children under 5 and female, single-parent households. Table 2-10 Poverty Levels Subsectors of the Population Percent in Poverty - 1990 State Township Persons 65 years and older 10.8% 7.9% Unrelated individuals 25.9% 20.1% Children 5-1 7 years of age 16.7% 14.1 % Children under 5 years of age 22.1% 26.5% Female householder families 35.8% 36.2% kg\ stations:\ word \clark\plan \chap2.doc 6-13-94 CLARK TOWNSHIP MASTER PLAN 2-13 County 14.1 % 31.4% 20.6% 25.2% 39.3% �CHAPTER 3 - NATURAL FEATURES Introduction In this chapter, natural features are described as a subset of the natural environment. In basic terms these features are topography, geology, soil, water and vegetation. They are readily identifiable and establish the most significant element of community character. Natural features are also uniquely integrated into the complex web of all natural processes which are responsible for providing a clean and health environment. In this regard the natural features which occupy the approximately 79.35 square mile land area of the Township are presented as essential base information for subsequent chapters of the Plan. Coastal and Surface Water Resources The most striking feature of the Township is its intricate shoreline of bays, peninsula's and the Les Cheneaux chain of some 25 islands. The Township's 176 miles of coast has diverse characteristics providing beaches, bays, harbors, and marshes. Several Lake Huron reefs are off the Township's coastline including Pomery, Tobin, Martin, Surveyors and Beaver Tail. Excluding Lake Huron, surface water area in the Township is relatively small (about 162 acres). Leach, Bay City, Pollock, Mud, and Bass Cove Lakes, and a few small, unnamed lakes represent the primary bulk of inland surface water in Clark Township. Bass Cove Lake is on La Salle Island. Prentiss, McKay, Flowers, Pearson, Steele, Mackinac and Law Creeks run primarily in a southeasterly direction and provide drainage directly to Lake Huron. CLARK TOWNSHIP MASTER PLAN 3-1 �Topography The topographic characteristics of an area influence drainage, erosion and construction limitations. Topography also influences community character by providing scenic relief and local landmarks. In general, topography in the Township can be classified as level to gently rolling with slopes of less than 10% (see Map 3-1). There are some ridges that present scenic features including Peeka-Boo hill west of Pearson Creek and Rockview Lookout Tower area near Poglese and Chard Roads. Several hills and ridges throughout the Township, like the creeks, are generally angled in a southeasterly direction and were formed by the scouring action of ancient glacial recession. In general, the Township's land rises from the lakeshore. The approximate mean elevation of Lake Huron is 580 feet. Elevations adjacent to Lake Huron range from about 590 feet to about 650 feet. Further inland elevations generally rise reaching a maximum of 950 feet in the northwest half of the Township (the Rockview Lookout area). Islands and peninsulas form gentle mounds with high points that reach only about 5060 feet above the Lake Huron water level. Geology The geology of the Township reveals that more than half of its area has bedrock within ten feet of the surface. Generally, if bedrock is within ten feet of the surface, the overlying land is considered unsuitable for residential, commercial, and industrial development, particularly where public sewer and water facilities are not available. Areas with shallow bedrock have severe limitations for on-site sewage disposal systems. Most of the bedrock which lies under the Township is known as Paleozoic rock, which consists of limestone or engadine dolomite. Portions of these deposits are being mined in the Township (see Map 3-2). CLARK TOWNSHIP MASTER PLAN 3-2 �a: a: :::c a. ::, ...z 0 ::) ...:z 0 0::: :> Cl) 0 (.,) 0 (.,) Zo ~ 0 ~ 3: ... 0 T""" I z c.. C % 0~ ('(') ~ C ~ I- u z < ... ..,a: ... < % ... rn "'"'.., et: z < :3 ..J ., ~ .., a: ..J u DI () , . ,................. ......... ..................................................... r ii I ~~-~ \ 1:_ ·-- i • :I -· -- ,.~• • ~ .f -_ I ~ =-· ~-~ ·- ~;-. .;. - -.-:. i -_- --., ·, .L,, ¥:: '- . 11 ~ q• i - .. I ·• I = .~ - ~ :t __r - --a.~.. . . !Jl.-! ,!1, ~-. _, l -;-,,, r . ,,·---- :--·-- = = -~-. ·, ~ •. ' = = " :: i - ... ~ = = CLARK TOWNSHIP MASTER PLAN 3-3 I I �I)))) ~ -!' ······ ······-r~J.f,.11'!_._ I • I :: II . ; ~ -·+ - ,1···-·•"''' ...l... I I "I - ... lrl . . . . ..... . CLARK TOWNSHIP --"" ' i GEOLOGY I Map 3-2 i d ~ en i ij !~ ~ ~ ' - BEDROCK AT OR NEAR SURFACE D BEDROCK 10 FT . BEYOND SURFACE �I Soils Soils are an essential part of the area's natural resources and. are important in determining building foundation strength, effectiveness of septic tank sewage disposal, plant fertility, erosion hazards, and drainage conditions. All of these factors are crucial in determining the nature and extent of development that should occur within the Township. A general soils survey, which was done during the 1920's, is the only reliable soils information available for the Township. Soil analysis presented in the 1970's Master Plan indicates that the majority of the land in the Township has severe limitations for agriculture, commercial forestry and on-site septic systems. The original soil survey indicates that most of the area in the Township has stony (calcareous) soils except the northwest corner of the Township, where soils are more sandy. The northwest four sections of the Township have heavy blue clays. There are two other very small areas which have bedrock types of soils, these are the areas with limestone deposits (see Map 3-3). Wetlands and Drainage Ways Clark Township has a significant amount of wetland. Most of the wetland areas of the Township consist of lowland conifers and low lying wetland predominate with hydric soils. The presence of wetland can be found scattered throughout Clark Township. Most may not be covered with water year round, but will show the tell tales signs of a wetland habitat by the presence of wetland vegetation and hydric soils. Some of the wetlands in Clark Township are interconnected or contiguous, providing a distinctive network of "natural" areas throughout the Township. Wetlands have traditionally been regarded as wastelands-sources of mosquitoes, flies and unpleasant odors. Presently wetlands are viewed as a valuable resource responsible for flood control, as habitat for wildlife, and as aesthetic resources contributing to the natural beauty of watercourses and lakes (see Map 3-4). Currently, wetland in the CLARK TOWNSHIP MASTER PLAN 3-5 �t t CLARK TOWNSHIP GENERAL SOILS ~OtklU NO lfD "''::·:· ~·:·:c:r.:::~ ::-:-r.:: :~ .. ~~ ~:!!::'.!iii:~ ;~~!~!'. !: Map 3-3 ., .... tsl ····· •····· ,········ •·•···1. . ··········· . . . :::::::::::: 1:::::: ., D F::::7 ~ a e - ~ ~ ~ ~ ~ l,.. I :x: .... .,_"'.:l ;~ ~ ~ ~ "'.:l s: < ' Mucks & Wet Course Sands Sandy Soils Stony Soils "Calcareous II Bedrock Soils �A :-c en C. z u, 3: ~ o< Q_ E l1l Vl I rJJ ,-i Ill I ·rl _J > 0 (/) .µ .µ l1l "O l Ill "O Ol "O >- I ii) > a - 0 -,-{ 0 <( ..J (J l1l ,-i -,-{ I-~ ~ ~ D! > "O C Ill Vl Ill .Y O 0 l1l 3: ..J & / i t ~ CLARK TOWNSHIP MASTER PLAN 3.7 ' �Township is protected by federal and state laws, and a local Township regulation. Vegetative Cover The majority of the Township is under forest cover. The eastern part is composed primarily of second growth mixed hardwoods; and, the western part, primarily of cedars, other conifers and scrub growth. Much of the forested areas of the Township are not of commercial grade. Many of the islands are heavily forested as are wetland areas adjacent to creeks and intermittent streams. Extensive areas of wetlands and hydric soils are dispersed throughout the Township (see Map 3-5). Most of the waterfront areas of the islands are identified as swampy and low lying. There are no areas classified as floodplains in the Township. Sensitive Areas Over the past few years, the Nature Conservancy has conducted an environmental survey in Clark Township. This survey contains an inventory of those plant species which are either endangered or are in one way or another under attack by competitive forces. The majority of these sites are wetlands and have been depicted with the aid of U.S. Fish and Wildlife these areas in the hope that their biological diversity will be preserved. Prudent management of these sensitive area will ensure the preservation of these natural habitats. Four levels of environmentally sensitive area are shown on Map 3-6: most sensitive, very sensitive, sensitive and least sensitive. They correspond to levels 1 through 4 of the following respective definitions. They are: (see Map 3-6). CLARK TOWNSHIP MASTER PLAN 3-8 �-:a.c 0::: (/)W z> 8 QC 3: t- ~ ~ en ~~ <( 0 ...J u. (.) LO I ('f) C. co ~ -0 C -0 C ro ro M M 3 Q. 0 :J _J -0 -0 II) II) 1J 0 1J 0 0 3 0 3 lSJB / CLARK TOWNSHIP MASTER PLAN 3-9 �a. >:::c _. _. en < <wen z zI- 0::: 31: w < - 0~ w I- z > ~~ ~ -enz a::s; w <z en -' w 0 QJ (0 I (") C. ro ~ > • rl .µ .µ • rl • rl l/l l/l C QJ VI .µ l/l 0 :E QJ > QJ > • rl C QJ VI >c.. QJ > •rl .µ • rl QJ > • rl .µ • rl l/l C QJ VI .µ l/l l/l QJ QJ _J C VI ~ ~UIHIJ Ill • CLARK TOWNSHIP MASTER PLAN 3-10 �Level 1 The most pristine habitats; those containing high concentrations of globally important biological diversity, or the best remaining, most productive wetlands useful to fish spawning, water purification, and other valuable attributes. Level 2 Sites which play a critical role in protecting environmental health or contain high concentrations of statewide important biological diversity, Level 3 Sites which play a fundamental role in protecting environmental health. Level 4 These areas represent the other, primarily terrestrial, natural and developed areas of the Township. Any future development or land use of these areas should evaluate impacts on the higherranked sensitive areas as well as the impact on the natural values of the site itself (such as water and air pollution mitigation, recreation, aesthetics, etc.). A preferred strategy is to concentrate development in small areas (especially those already developed) and leave larger areas in low intensity uses such as selective forestry and recreation. Environmental Quality Issues Environmental quality in the context of this discussion focuses on the natural environment, namely water quality, aquatic and terrestrial habitat, fisheries and wildlife populations, and human impacts upon them. A variety of human activities, most of them associated directly or indirectly with land use, impact environmental quality. Environmental quality is degraded primarily by 1) the introduction of pollutants, 2) the alteration of natural processes (e.g., watershed functions) and; 3) the destruction of aquatic or terrestrial habitat. CLARK TOWNSHIP MASTER PLAN 3-11 �Pollutants Pollutants are usually byproducts of human activity. They are generally transported and distributed via air or water. Contributors of pollutants include municipal and industrial wastewater treatment discharges, residential, commercial and agricultural nonpoint runoff, individual septic systems, soil sediment carried in stormwater runoff, waste disposal sites, leaking storage tanks, toxic waste spills, waste injection wells and atmospheric deposition. Municipal sewage waste is typically discharged to receiving waters via a pipe, ditch or channel (point source). Non point pollutants come from dispersed sources (e.g., pavement runoff, mining activities, construction sites, agricultural fields, faulty septic systems) and are transported via air, groundwater and/ or stormwater runoff to receiving water bodies. Pollutants are usually placed in one of four general categories; nutrients, sediments, toxics and pathogens. Plant nutrients, primarily nitrogen and phosphorus, that enter surface waters in concentrated levels can drastically alter natural ecological processes by stimulating booms in aquatic plant growth. Such booms choke surface waters with weeds and algae, deplete oxygen levels, and can smother certain species of aquatic organisms; changing the ecological composition of water habitat. Since there is limited agricultural activity in the Township, the majority of nutrient loads to Township waters are likely to come from overuse of commercial fertilizers in residential and commercial development and from faulty septic systems. Soil Erosion Soil erosion and sedimentation are a major source of pollution to Michigan waterways. Stormwater runoff washes soil from unprotected ground and carries it to receiving waters. As the CLARK TOWNSHIP MASTER PLAN 3-12 �soil travels in runoff it picks up additional pollutants (oils, pesticides, etc.). Eventually, eroded soil settles surface waters as sediment. Sediment: 1) damages the ability of the waterway to serve its natural functions by eroding channels, depleting oxygen and smothering habitat; 2) effects navigability and recreational uses of surface waters, and; 3) clogs drainageways, increasing public costs and chances of flooding. Because of its relatively high percentage of forest cover, most of the Township's sandy or gravely soils are protected from excessive runoff and erosion. Forest cover slows runoff velocities and, therefore, its damaging effects. The Township should take measures to assure the retention of vegetative cover to protect against future soil erosion and sedimentation. Toxic Substances A toxic substance is defined as a substance which can cause death, disease, behavioral abnormalities, cancer, genetic mutations, physiological or reproductive malfunctions or physical deformities in any organism or its offspring, or which can become poisonous after concentration in the food chain or in combination with other substances. Many toxics are persistent -i n that they do not readily break down. Toxics can originate from industrial and commercial processes, leaking underground storage tanks, faulty landfills, or the misuse of certain household products. Pathogens (disease-causing bacteria, viruses or parasites) generally originate from human or animal waste which enter surface or groundwater through leaching and/ or runoff. The primary source for pathogen contamination in the Township is via faulty septic systems. CLARK TOWNSHIP MASTER PLAN 3-13 �Alteration of Natural Processes A brief overview of the natural processes of an environment can best be explained at the watershed level. A watershed is that land area that drains into a lake, river, or creek system. Although it is not completely isolated, a watershed is a rather self-contained biological unit. Its significant in that environmental quality is often overlooked in the arena of human activity. Very briefly, components of a watershed and their relative functions are: Flowing water - Microorganisms help breakdown pollutants through natural biological processes. Water is aerated as it travels downstream over channel obstructions. Habitat is provided to many useful aquatic species which help feed terrestrial organisms. _ Drainageways - Drainageways convey stormwater and meltwater to surface waters, allowing sediment and other pollutants to settle out prior to discharge into surface water. Wetlands - Wetlands provide a buffer for flooding by storing stormwaters. Silt and sediment settle or filter out before discharge into a lake or stream. Diverse habitat is also provided for fish and wildlife. Wetlands serve as breeding ground for many species of fish, insects and waterfowl. Groundwater - Groundwater adds to the base flow of surface waters during the dry season, stabilizing micro ecosystems. It also very often is the source for domestic water consumption. Vegetation - Vegetation stabilizes soils, preventing erosion and sedimentation. Slows the velocity of stormwater and its damaging effects. Provides cover to adjacent streams which keeps water temperature down (this is especially important in trout streams). Soils - Soils provide a medium and nutrients for vegetation. CLARK TOWNSHIP MASTER PLAN 3-14 �Human Intervention Human activity in the environment can greatly disrupt the natural processes found in a watershed. Various land uses have their own brand of impacts on the watershed, water quality, and ultimately, environmental quality: New construction sites contribute sediment to surface waters. Once developed, stormwater flows over impervious surfaces (rooftops, parking areas, roadways and sidewalks) picking up soil, dust, gas, oil, road salt, and other residues, which are quickly transported into drains, streams, wetlands, and lakes. Residential uses can contribute fertilizers and pesticides to surface waters. Improper disposal of hazardous wastes (e.g., oils and solvents) can contribute to water quality degradation. Malfunctioning septic systems can degrade both surface and groundwater quality. Septic systems can release toxics into groundwater. Chemical solvents are not broken down the same way sewage is broken down (bacterially). Many chemical solvents are able to pass though a septic system and soils in their original state. Mown lawns provide much less buffering for stormwater than natural vegetation does. Impervious surfaces in residential development also cany residues to surface waters. Agriculture introduces nutrients, pesticides, and sediment which flow as runoff into surface waters, some pollutants also reach groundwater. Bulk storage of animal manure and farm chemicals, and underground and above ground fuel storage tanks are examples of point source threats. There is limited agricultural activity in the Township, so issues associated with agricultural pollution are not as acute as they are in other areas of the state. CLARK TOWNSHIP MASTER PLAN 3-15 �Act 307 Sites 307 sites are parcels of known soils or groundwater pollution .. Those land use activities that have the highest risk of becoming 307 sites are those that generate, use, store and dispose of hazardous substances. These are generally private commercial and industrial operations, but public facilities can have operations which use hazardous substances. Many commonly used materials are hazardous substances including petroleum-based products, chemicals, solvents, acids and salts. Hazardous waste generators must be registered with the Department of Natural Resources (MDNR). The Township hosts three facilities registered with the MDNR; an AT&T relay station on M-134; which generates nonhazardous industrial waste; Michigan Limestone, which is classified as a small quantity generator and, a Michigan Department of Transportation facility on County 124, which is classified as a large generator. There are two sites of known environmental contamination in the County identified under P.A. 307 of 1982, the Michigan Environmental Response Act. Neither of the identified sites are in Clark Township. There are only 12 hazardous waste generators in the County. Underground storage tanks can also pose threats to groundwater quality. According to the Michigan State University Institute for Water Research, "a leakage rate of two drops per second can result in the loss of up to 500 gallons of fuel per year and can contaminate up to 500 million gallons of water to the level where odor and taste make it unacceptable for drinking". In Michigan, underground storage tanks are registered with the Michigan State Police, Fire Marshal's Division. Although the existing data base does not have township-specific data it can be searched by mailing address. As of July, 1993 there were 37 facilities with a total of 77 tanks registered to the Cedarville/Hessel area. Of these; 16 facilities are active and 38 tanks are active--less than half of all area tanks and facilities recorded with the state. kg \ stations: \ word \ cl ark \ plan\ chap3.doc CLARK TOWNSHIP MASTER PLAN 3-16 �CHAPTER 4 - COMMUNITY GOALS, OBJECTIVES AND POLICIES Introduction The issues, and likewise; the goals and objectives that follow are derived from: 1) an analysis of present conditions; 2) a community-wide attitude survey, performed by the Township in 1991 and 3) a leadership survey in the summer of 1993, performed by the Planning & Zoning Center, Inc. The issues, goals and objectives, as presented in this draft, are not in any particular order with respect to their importance or relative priority to the Township. Future iterations of this material, however, may include a prioritization of objectives. The Purpose of Goals and Objectives The purpose for developing goals and objectives is to create a set of future oriented statements that can help guide land use and infrastructure decisions. They serve as a set of guidelines against which the validity of land use proposals, plans and policies can be measured. Goals and objectives are critical components within the planning process because they define the collective desires of the community. Defining Goals Goals serve as target statements describing the desired future physical, social and political environment of the community. Not all goals are necessarily on the same time line. Some goals can be reached sooner than others, while still others require special preparation and management to be fully achieved. It is the intent of this Plan to establish some goals that the community will achieve over the life of this Plan and also to set some goals that reach beyond. CLARK TOWNSHIP MASTER PLAN 4-1 �Defining Objectives Objectives are statements that define how a goal is to be achieved. Often multiple objectives are attached to the attainment of a single goal. Because there are often multiple ways to achieve a goal, objectives often explore every opportunity that would assist in the attainment of the goal both within and outside of a community's resources. Objectives must be real, obtainable and sound. In simple terms objectives must be "do-able". Economic Development Goal statement: Promote diverse, high quality sustainable economic development in the Township. Objective: Work with economic development agencies and the Chamber of Commerce to attract new jobs with incomes sufficient to support a family. Objective: Work with the school system and appropriate social, business and service groups to improve skill development and employment opportunities for youth Objective: Work with area merchants to tie shops and recreational facilities together with plantings, a boardwalk and other pedestrian-oriented facilities. Objective: Work more closely with the local Chippewa Indian community to develop new economic opportunities in the Township. Objective: Support area merchants in the expansion of fall and winter tourism. Also assist in the expansion of summer services (e.g., expanded store hours, coordinated promotional activities, a common business theme, welcome center). CLARK TOWNSHIP MASTER PLAN 4-2 �Land Use Goal statement: Manage renewable resources and develop other land in an environmentally and economically sustainable manner for the benefit of present and.future generations. Objective: Develop and maintain a database and maps identifying environmentally sensitive areas. Objective: Ensure environmentally sensitive areas are protected from unsound development. Objective: Annually review and update the master plan and land use regulations to keep the planning focus up-to-date. Objective: Coordinate all land use controls to prevent duplication and unnecessary "red tape". Objective: Implement and consistently enforce all adopted land use regulations. Community Character Goal statement: Retain the natural coastal heritage of the Township, its sensitive naturalfeatures and its woodlands as a central feature of the rural character of the Township. Objective: Promote new development and redevelopment which is of similar scale and character as the existing, smallscale, cottage-like development found throughout most of the Township. Objective: Limit building heights, particularly along waterfront areas. Objective: Protect scenic views throughout the Township, particularly at high points and near coastal areas. CLARK TOWNSHIP MASTER PLAN 4-3 �Q Objective: Require underground utilities in all new subdivision development and on multiple lot redevelopment efforts. Objective: Develop sign regulations that minimize clutter, confusion and aesthetic degradation while permitting reasonable opportunities for announcement of products and services available in the Township. Objective: Increase the amount of formal plantings, including unique arrangements in character with the community, (e.g., wildflower plantings). Objective: Institute commercial facade guidelines for area businesses with support from the area Chamber of Commerce. Environmental Protection and Natural Resources Goal statement: Preserve and protect natural habitat and biologic.functions in the watersheds of the Township. Objective: Include special measures to preserve the environmental integrity of Township coastal areas and the Les Cheneaux Islands in local development regulations. Objective: Investigate, enact guidelines for and encourage the use of creatively designed development which retain open areas, indigenous vegetation and other natural features. Objective: Offer development incentives (probably in the form of higher density) to persons using creative design concepts permitted by the Township. Objective: Enact more detailed and encompassing vegetation buffering requirements as part of the zoning ordinance. Objective: Protect unique and large stands of trees along coastal areas, waterways and urbanizing areas. CLARK TOWNSHIP MASTER PLAN 4-4 �Objective: Institute measures through site plan review and other land use control techniques that help prevent surface and ground water pollution. Objective: Limit the density of development relying on on-site septic systems in areas not served by public sewer. Objective: Protect groundwater quality via a septic system maintenance program and through appropriate site plan review standards for those developments that use or sell toxic or hazardous substances. Objective: Retain indigenous vegetation on developing and developed sites to protect against excessive runoff, soil erosion and sedimentation. Objective: Engage in a community-wide stormwater management program that minimizes the use of man-made drainage systems by reducing disturbances to natural drainageways and by retaining natural floodplain and wetland areas for their stormwater retention capabilities. Objective: Investigate the potential of providing a public water system when the demonstrated need is present and adequate financing is available. Objective: Ensure fish cleaning and proper waste disposal areas are provided near docking and landing areas. Community Services and Infrastructure Goal Statement: Provide economically and geographically efficient public services to Township residents in line with the rural character of the Township. Objective: Continue a strict urban services district policy for the provision of public services in the Cedarville/Hessel areas. CLARK TOWNSHIP MASTER PLAN 4-5 �Objective: Develop a capital improvements program and budgeting process for new capital facilities at least six years into the future. Objective: Work with the County Health Department and Department of Public works on designing a better island rubbish pick-up program which may include trash compaction. Objective: Work with the County Road Commission and Michigan Department of Transportation to investigate the need for a traffic signal at the intersection of M-134 and M-129. Objective: Investigate the feasibility of upgrading road shoulders for bicycle, roller blade and pedestrian use. Objective: Schedule and budget rehabilitation of the existing Township Hall. Housing Goal Statement: Provide safe, decent and affordable housing for current and.future residents of the Township. Objective: Work with the Michigan Department of Commerce to promote the use of their housing rehabilitation programs by citizens in need across the Township. Objective: Investigate the need for a Township Housing Commission. Social Needs Goal statement: Help existing human service agencies meet human service and housing needs of residents of the Township. CLARK TOWNSHIP MASTER PLAN 4-6 �Objective: Assist in the development of a community directory of local, county and state government agencies, churches, charitable and civic organizations to improve communication, . service provision and community awareness of area services. Public Safety Goal Statement: Improve local development regulations to minimize public safety problems associated with new development and enhance as necessary, local public safety programs. Objective: Regulate the development of private roads to ensure safe access. Objective: Prevent the proliferation of strip development along the highway with a special emphasis on ensuring adequate driveway spacing. Objective: Prevent the development of land-locked parcels by monitoring lot splits through locally instituted lot split regulations. Objective: Enact site plan review standards in the zoning ordinance that address access control and other public safety concerns. Objective: Improve fire protection and police protection programs as the need is identified and financial resources are available. Recreational and Cultural Opportunities Goal statement: Provide a variety of cultural and recreational opportunities to residents of the Township no matter what their age or physical limitations. CLARK TOWNSHIP MASTER PLAN 4-7 �Objective: Provide expanded outdoor recreational opportunities which focus on and protect the unique natural resources of the Township (i.e., islands, coastal areas, wetlands). Objective: Work with interested conservation groups to protect coastal amenities. Objective: Increase non-boating public access to Lake Huron and the shoreline. Objective: Increase boating facilities in or near Hessel and Cedarville. Objective: Appoint a formal recreation board to assist with facilities planning and events programming in the Township. Objective: Increase picnicking areas on the islands and shoreline. Objective: Develop a formal bicycle path that ties together Township amenities; e.g., Hessel and Cedarville, state and federal recreational facilities and the islands/coastal areas. Objective: Develop swimming beaches in the Les Cheneaux Area. Objective: Investigate the use of road ends for public access to Lake Huron. Objective: Investigate the need for public restrooms and existing or future recreational facilities. Objective: Develop expanded game facilities at public facilities (e.g., horseshoes, volleyball courts, rollerblade/skateboarding areas). CLARK TOWNSHIP MASTER PLAN 4-8 �Objective: Strengthen and develop facilities to support special community events, such as; all-season festivals, plays, antique boat shows, band concerts and cultural arts. Objective: Investigate adaptive reuse of appropriate existing structures for recreational and cultural events. Objective: Concentrate additional attention on the adequacy of youth activities in the Township. Involve a cross-section of interest groups to effectively address the issue. Objective: Work with the Michigan Department of Natural Resources to develop a stronger sport fishery in the Township. Objective: Work with authorities to address water safety and boating issues. Objective: Work to enhance and protect historic sites in the Township. Objective: Work with the Historical Association to identify and register historic buildings and sites as appropriate. Objective: Require developers to submit site plans and project descriptions to the state historic preservation officer for assessment the site's possible archaeological significance. Objective: Work with community groups like the Historical Association, Island Association and the Chamber of Commerce to coordinate and expand recreational and cultural activities. kg\stat1on5:\word\clark\plan\chap4.doc 6 -9 -94 CLARK TOWNSHIP MASTER PLAN 4-9 '' �CHAPTER 5 - PUBLIC SERVICES, FACILITIES AND TRANSPORTATION Introduction This chapter reviews existing and planned public facilities, services, and transportation systems in Clark Township. Public services and related infrastructure includes sewage disposal, water service, fire and police protection, recreational and cultural facilities. Transportation relates to various classifications and types of roads within the Township. The intent of this chapter is to provide a strategy where public services and transportation systems are delivered in tandem with development activity so that land development occurs harmoniously with adjacent lands and in a manner that is consistent with public's ability to provide needed public facilities. A description of each service and system is provided below. Sewage Treatment Until recently, only limited sewer service was available in the Township. The first sewer system in Clark Township was constructed in 1972, serving only the Village of Cedarville. The initial design combined gravity flow and pressurization systems and consisted of two pump stations, two lagoons and a spray irrigation facility. Pond leakage, lack of an adequate discharge system, unfavorable conditions for on-site sewage disposal systems and aquifer contamination prompted the need to upgrade the old system, enlarge its processing capacity and consequently expand the service area. The original service area was built around M-134 and Griffith Street, serving approximately 200 dwelling units. A recent expansion, completed during the summer of 1993, extended sewer lines west along M-134 into Hessel and Hessel Point; and east of CLARK TOWNSHIP MASTER PLAN 5-1 �Cedarville along M-134, into Connors Point Hill and No. 8 Island (See Map 5-1). TABLE 5-1 SEWER FACILITY CAPACITY Plant Clark Township Waste Water Facility Current Built Capacity .2002 mgd Average Dally Flows Excess Capacity Treatment Level Expandability . 108 mgd .092 mgd Tertiary discharged into Pearson Creek/Lake Huron Limited by geography The new sewer system has been designed to accommodate current and future demands. The current capacity of this system is .2 million gallons per day (mgd) as determined by the capacity of the existing storage lagoons. The pumping and processing facility has the capacity to process more than the storage lagoons will hold and expandability is limited to the availability of suitable land for more storage space. At the present time, all hook up requests within the existing service area have been satisfied and significant adjacent undeveloped land still remains. Since the system's completion, the flow meters have not been functional and actual flows are not yet available but, an average daily flow has been estimated at .108 mgd. This was derived by multiplying the average household size (2.5 persons per household) times a .per person usage rate (75 gallons per day) times the current number of hookups (576). The excess capacity under this method of calculation and is .092 mgd (see Table 5-1) . By using the same method to derive unutilized capacity, approximately 490 additional residential µnits could be accommodated before consuming the excess capacity. Applying 490 dwelling units to the current allowable minimum development density for R-1 through R-3 zones (ldu/ 10,000 s.f.) the developed area would be slightly less than 113 acres. In contrast, the 576 hook-ups in the existing service area extend over 1500 acres, much of CLARK TOWNSHIP MASTER PLAN 5-2 �a::: w ~ CL w - en :C C en w Zen ~~ 00 ..... ~ ~c c::z U) z a:: i= (.) sw w 0 "'I""" I LO a. ca ~ --i~ . w .a:: U) C, z Cl s I I- U) 0 X ...J w LL << ..J u~I- a:: w w U) s sw z I I· I (!) r -en><w U) I I O' j I I ]• ; II 3] I -Qi, • 0 "' I CLARK TOWNSHIP MASTER PLAN 5-3 �which is sparsely developed land. Most of the existing development activity is concentrated near the waterfront. The presence of wetlands, hydric soils or other sensitive environmental features will limit the full utilization of the entire 1500 acres for future development purposes. For planning purposes, approximately 500 additional acres can be added to the existing service area to include both properties within and immediately adjacent to the existing service district. This 500 additional acres is comprised of undeveloped properties where sewer mainlines and lateral lines are already in place and will constitute an expanded Service District as described (or discussed) below. Public Service Districts The development of public service districts is based upon the strategy that as new development occurs, public services necessary to serve it are in place and where no services exist, the land has sufficient carrying capacity to accommodate development. It is a strategy intended to concentrate development above 1 dwelling/ acre in select areas of the Township. Map 5-2 depicts five public service districts: Existing Service District, Expanded Service District, proposed Future Service District, Rural Service District and Island Service District. Existing, Expanded and Future Service Districts The Existing Service District includes all the area encompassing existing hook-ups and the Expanded Service District includes adjacent land that could easily be included at some point in the future. Together, the existing and expanded service districts consume the entire capacity of the existing sewer system. Thus, additional areas could be served only with expansion of the treatment facility. Future expansion of CLARK TOWNSHIP MASTER PLAN 5-4 ~ �CLARK TOWNSHIP PROPOSED PUBLIC SERVICE DISTRICTS Map 5-2 -u - E ~ 6 ; 9' ~ en ~ ~ f/l ~ ~ ~2: ' Expanded Service Dislricl Proposed Fulure Service Dislricl Existing Sewer Service Dislricl ~ Rural Septic Syslem D Island Septic Syslem Dislricl District ~ �the system requires construction of additional storage lagoons. If constructed, additional treatment lines could be extended to those properties which lie adjacent to the waterfront but outside of expanded service district. Expansion would involve extending existing sewer laterals east and west along M-134. Table 5-2 shows the number of private septic system permits issued over the last ten years. The average number of permits issued per year was 32, compared to an average of 26 well permits. Although these figures cannot be interpreted to mean 32 constructed buildings each year (as some were replacement systems), it does provide some TABLE 5-2 WELL AND SEPTIC SYSTEM PERMITS CLARK TOWNSHIP, MACKINAC COUNTY Year 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 Septic System 27 28 25 36 37 41 25 38 36 36 Number of Permits Issued Well 18 16 29 24 28 25 27 30 33 36 indication of development activity in Clark Township. At the current rate of growth, the need for sewer service within the proposed Future Service District is at least 20 years away. A change in growth rates, however, could accelerate the need for service within this area. CLARK TOWNSHIP MASTER PLAN 5-6 �tn a. z -0 :c ~ u z_ (/)~ 3: ~ 0 ...I t- 9 ~~ 0:: u. <~ ..J I- (.) fb tn ("t') I LO 0. rn ~ <]) <]) ~ ~ <]) tel ~ (Cl L L ..c a: (1) <]) Q) L (]) > u ~ <]) 0 0 (Cl (.tl 2 L 3: • (J) ~ IJ~ • CLARK TOWNSHIP MASTER PLAN 5-7 �Rural Service Districts '' ~ The Rural Service District is characterized by low development densities, no public infrastructure and a predominance of septic field systems. Porous soils and shallow geology have made for severe conditions for the citing of septic systems in over 98% of the Township's land area. Map 5-3 graphically depicts surficial soils limitations for residential septic systems. This map should also be viewed in tandem with Geological Characteristics. Limitations ranging from severe to slight are shown with severe limitations having the lightest pattern and slight limitations having the darkest. Areas not rated are shown in cross-hatch and lakes or large ponds are shown in black. This map also indicates a part of the northwest portion of the Township as suitable for development based on septic systems. It is characterized by natural geologic formations of unique proportions and composition, marked by glacial escarpments, perched wetlands and sharp contrasts in elevation. In particular, the Rockview Lookout Tower sits approIDm.ately 180 feet above the mean elevation of the township, providing an opportunity for panoramic views of the surround landscape. This area's unique physical characteristics, together with its relative suitability for accommodating private septic systems, has resulted in a high level of land parcelization, significantly more intensive than other sections of the township. Presently, the Chippewa County Health Department administers the septic approval processes for all of Mackinac County and has done so without the aid of a modern soils survey. The United States Soil Conservation Service has recently completed all field work for a modern soil survey and has identified all soil classifications in a preliminary report. The final report should be out sometime during the summer of 1994. With current information in-hand, Chippewa County Health officials can conduct area suitability assessments with more confidence and knowledge of Clark Township's CLARK TOWNSHIP MASTER PLAN 5-8 ,- �indigenous soil conditions. Future residents in the Rural Service Districts will have the benefit of this resource when selecting future homesites. Island Service Districts The availability of public services within the Island Service District are extremely limited as access is by watercraft only and seasonal change makes the provision of most services during winter months very difficult. The islands are also host to some of the Township's most sensitive environments and are vulnerable to intensive forms of development. Current development density on the islands is generally low but, is more intensive than found in the rural areas of the mainland. The intent of this Plan is to encourage only low density future development on,,, the islands in areas that avoid sensitive environments.'doing so will not only protect areas that contribute to the tourist economy, but also will avoid the need for extensive public infrastructure and associated costs. Potable Water There is no public water supply system in Clark Township and no plans are underway to develop one. Individual wells tapping groundwater are the most common system utilized, although some island residents get their water directly from Lake Huron. The Chippewa County Health Department has recommended that a public water supply system be developed. Private wells in select areas of the Township have become contaminated by failing septic systems. Most existing private wells are shallow; less than 100 feet deep. Furthermore, groundwater is in unconfined aquifers so there is no cap (clay, or other impervious material) between the upper and lower aquifer layers found within bedrock. The bedrock is comprised of dolomite limestone and is fractured due to glaciation and weathering over time. These fractures permit contaminants to CLARK TOWNSHIP MASTER PLAN 5-9 �easily migrate from upper to lower aquifers. The Chippewa County Health Department has recently required that all new wells be drilled to depths greater than 100 and that a grouting system, which seals the entire casing, be employed in an attempt to mitigate the migration of contaminants. Stormwater Management Stormwater drainage has been identified as a problem in many areas south of M-134, particularly within the Hodeck Road corridor. Throughout Clark Township's coastal areas filling and grading have altered natural drainage patterns and old stormwater drainage tiles have collapsed in many areas near the Lake. Two primary issues stand in the way of resolving existing drainage problems. The first is the lack of a County Drain Commissioner with the authority to develop standards, regulate and finance drainage projects. The second is the need to protect existing wetland amenities, which have already been damaged by improper filling and grading activities. Since the Township has limited agricultural development, drainage facilities would be primarily for residential and commercial development. One of the best ways to address drainage issues is preventative: work to reduce sediment and hazardous chemical discharge from existing development and isolate future development and redevelopment from hydric soils, coastal floodplains and wetlands. Electric Power Electric power is provided by the Edison Sault Electric Company from Sault Ste. Marie and Cloverland Electric Co-op, Inc., of Dafter. Electric power service, for domestic, industrial and commercial uses is considered adequate at this time. CLARK TOWNSHIP MASTER PLAN 5-10 �~ Police and Fire Protection The Township has excellent fire protection equipment and services. The islands however, because of their isolation, cannot get as prompt responses as available on the mainland. The Township does have a fire boat although, the service available to the islanders is very limited. Yet, in a recent township-wide survey, 62% of the respondents agreed that, in general, fire service was adequate. Police protection and marine law enforcement are provided by the County Sheriffs Department. Ambulance services are also provided by the Township. Results of the 1992 Township citizen opinion survey show that 70% of the respondents agreed that the ambulance service was adequate; while only 40% agreed that services from the Sheriffs Department were adequate and only 33% felt that marine safety services were adequate. a· Recreational and Cultural Facilities There are a variety of recreational facilities available in the Township, including boating and camping facilities, trails, play fields, gyms and a golf course (see Table 5-3 and Map 5-4). The Township is responsible for both the Hessel and Cedarville mooring, launching and harbor facilities; the community center, and several outdoor sport facilities. The Cedarville Branch Library, located in Clark Township, is a separate entity from the Township. Over the past several years, the Township has been seeking to locate a new public beach on the waterfront as a compliment to existing recreational opportunities. Recent efforts in this search have been focused in the Hessel area. It is not surprising that in the 1992 community opinion survey, the activities most often engaged in by respondents were boating, hunting, fishing, walking and swimming. Boating and fishing activities were in the top two and virtually all of the high response activities in the Township were resource-based oriented. CLARK TOWNSHIP MASTER PLAN 5-11 �Although the historic significance of the Les Cheneaux Islands has been briefly touched upon it should be noted that there are no registered state or federal historic sites in the Township. Likewise, there are no recorded archaeological sites. However, there is an active historical society and historic sites are being documented. Transportation The western border of the Township is approximately 24 miles northeast of the Mackinac Bridge. Highway M-134 provides major east-west access, running near the coastline and through the Township. Highway M-129 generally bisects the Township and provides major north/south access, starting at Cedarville running north to the City of Sault Ste. Marie. Both highways are in good condition and carry a large volume of traffic throughout the year (see Map 5-5). M-129 is also Michigan's principal meridian. Three Mile Road running North/South and serving the Western sections of the Township, functions as a collector road primarily for rural residents. Although the majority of roads in the Township are gravel many principle arterials and collector roads are paved, including a mile stretch of Nordquist Road and a 1.5 mile stretch of Swede Road east of M-129 (see Map 5-6). The Michigan Department of Transportation and the Mackinac County Road Commission have classified Clark Township roadways as follows: • M-134 and M-129 are classified as state trunklines. • Outside Hessel and Cedarville, and inland from the coast; St Ig1:ace,_ 3-Mile, and Swede Roads are classified as county pnmanes. CLARK TOWNSHIP MASTER PLAN 5-12 �t . , • .,1u11 11u11,1 /fl'OA(U =--= . . .:. l. . :·;1·. . . ..,............= . .r. . . . . ~- ~·~ .~ 1-=-c¥¥~-- -t- m-- ·ill.---- -:::..... , ~ II :----,-,- ~ ·-" '- • " .~_6j~ r ,. ~,*\"•.~ " -0. II " {' II • :I • . -· - $1A'£Df !...... INDik . .... \ '.'. . - -=- r" :i,t: ~ ,. II '\- ~ --+I -=-I CLARK TOWNSHIP ., . ., IIO :·······r·· ....:.......:.................. -1.--•-·-- !!, II I "\\.. --- lI' RECREATION FACILITIES (, II II l Map 5-4 \._~11 -~. , ~ I '- -·· ·---· ~ ~ r, d - - -- •- -, ----; ~ --,j ~! ~~ -· ·- ,- ~~""'' · ~ w>tj ~ en ~ ~ ~ ~~ ' 1 . Government Island Picnic Areas 2. Finger Piers at Hessel Marina 3. DNR Snowmobile Trail 4. Scenic Turnout 5. Hessel Boat Harbor and Ramp 6. Outdoor Skating Rink, Basketball Court, Tennis Court 7. Softball Field 8. Community Center 9. Cedarville Mooring and Launching Facility 10. Athletic Field 11. Indoor School Facilities 12. Les Cheneaux Club * Numbers 6, 8, 9, 10, and 11 are located in Cedarville �TABLE 5-3 CLARK TOWNSHIP RECREATION FACILITIES OWNERSHIP Federal NAME 1. Government Island Picnic Area 2. Finger Piers at Hessel Marina 3. Clark Township Snowmobile Trails Township Private and State 4. State highway Scenic Turnout (M-134) 5. Hessel Boat Harbor and Ramp State Township 6. Outdoor Skating Rink, Basketball, Tennis Court Township 7. Softball Field 8. Community Center Township Township 9. Cedarville Mooring and Launching Facility Township 10. Athletic Field Les Cheneaux Community Schools 11. Indoor School Facilities Les Cheneaux Community Schools Private (but open to public) 12. Les Cheneaux Club Golf Course FACILITY 4 picnic tables, 2 grills, 2 vault-type toilets. Fishing, walking and boating opportunities. Trails inter-connect with State, County and other private trails. Picnic tables. 10 transient accommodations, gasoline, telephone (pay station) , water, restrooms (flush toilets), showers, haulout facilities. Outdoor concrete skating rink, basketball court at one end, tennis court at other end. Backstop, filed. Large hall, bathrooms, kitchen, stage, storage rooms, skating warming room. Boat launching ramp, parking, mooring area, picnic tables. Football/baseball/ softball combination area, tennis court, basketball court. Gymnasium, all-purpose room, older gymnasium. Nine-hole golf course. *Numbers correspond to identical numbers on Map CLARK TOWNSHIP MASTER PLAN 5-14 �• I) ~ CLARK TOWNSHIP TRAFFIC COUNTS Map 5-5 II ~ 11 I I I/ ;_500PV .. irbf I ' ' At::.nnAn\/1 , •··~~·, ~ I . , , III i I IJ ,--··· ' I ____ lnnn.n. Al""\\/ ,. I ~ 6 en I ~ l 1l t<F;l)J:w~.tri r,~~~·lr-t~~(L ~ • ~tJ-~e+ktik-r-H---lW-C=i nm-.u I II 111 I ~~ en "ti ~ C/l ~ ~ ~~ ~ \ 1983 AVERAGE DAILY VOLUME 1991 AVERAGE DAILY VOLUME 1991 PEAK VOLUME �a. (/) z S: z en Q zt3: ~ i== - coI Cl z 0 a::: v,0 a. rn o<t ,ctO ocr crJ ow ~ C) ~ (/) Vl I.O 0 CJ I-~ z c:::z i== <( ~ ..J .... A I~~~ 0 (/) c:: ~I ~~ w~ cc: ~ a:: a. I.!) < :;: 8 (/) >< w 0 ~, F~ ~ ....... , •• ••••• •••••••••••..• ························· ··· ·•.•· ······ .. ••••• ••••• .. ·;t• - :: <-' !1l E : - - - , - - - - - - .4:-.:zs.;~, ;; -;_. ~ -t-?.J~{ ---· ~., 7 I r l qt . , -1• "' o~t ~f . d:i::r. ....,..rf __-' - ·1---:,-- - -· --_r I ~G-•• f I r :I -! = 'Oil/ t' .111#1 "' ! ' ... = :: CLARK TOWNSHIP MASTER PLAN 5-16 �• In Cedarville, Hodeck, Meridian and Beach Streets are classified as county primaries. • In Hessel, part of Cedar Road west of 3-mile is classified as county primary. • Other small stretches of county primary roads in the Township include: • Meridian Road (M- 129), south of Cedarville; • State Ave ., west of Blind Line; • the road out to Connor's Point; • Lakeside Road. • Hill Island Road. • All other roads or streets in the Township are classified as county local roads. The 1992 community opinion survey reflected that only 36% of the respondents agreed that roads were adequate in the Township. Road access throughout the Township is limited. Most standard Townships have a grid-like road system every mile or so. However, Clark has several sections with limited or nonexistent road access. The only islands with road linkage to the mainland are Hill Island and Island No. 8. This lack of access is not necessarily negative. Oftentimes, road access inadvertently promotes fragmentation of the land base and sprawl development patterns. Limited access in the Township is also a land use issue and is discussed in Chapter 6. The current system has adequate capacity for existing and future demand for the next 10 years based upon current growth rates. The intent of this Plan is to promote continuance of the present level of service and to make minor future improvements as deemed appropriate to meet growing transportation demand. CLARK TOWNSHIP MASTER PLAN 5-17 �Township Airport The Clark Township Airport is located north of Hessel off 3Mile Road. This facility services only small aircraft. Consisting of a black top runway, a hangar and other storage buildings, there are no current plans to expand this facility. Other Access Points The Township is also readily accessed via private boat at either the Hessel or Cedarville docks. The only railroad line is a private spur which carries limestone from the Michigan Limestone Corporation quarry to ships at Port Dolomite. This port is being used strictly by Michigan limestone and is designed to the specifications of its operations. In the past, commercial vessels used the Cedarville dock, but the facility is no longer equipped to service commercial vessels. Only pleasure craft, excursion and fishing vessels use this facility. The harbor at Hessel is more modern and can accommodate small to medium sized vessels. There is an unmet need for commercial vessel dockage in Hessel and Cedarville. There are recreational boat launch facilities at both Cedarville and Hessel. A recently completed marina in Cedarville was constructed to meet the increasing demand for pleasure boat facilities. LB\ word \clark\chap5b .doc 6/10/94 CLARK TOWNSHIP MASTER PLAN 5-18 �Chapter 6 - EXISTING AND FUTURE LAND USE AND POLICY STATEMENTS Introduction The contents of this chapter focus on three primary subjects: Existing Land Use, Future Land Use and Policy State1nents. The discussion starts by illustrating the changes in land ownership patterns that have occurred over a 60 year period, then shifts to a description of the Township's land cover. While the former describes land use trends, the later provides an overview of the Township's land features. The resultant picture is one of increased low density development rapidly spreading across a truly unique landscape. In concert, both parts are most insightful for explaining the existing land use patterns. The existing Land Use Map is an excellent portrayal of the Township's pattern of growth and clearly shows where development has occurred and why. Although this pattern of development has maximized development choices among property owners, it has reduced the ability to preserve the natural features and the unique characteristics of the Township's rural environment. The Future Land Use Plan addresses these issues and sets the stage for change by building upon existing land use classifications and creating new land use designations which reflect current knowledge of the Township's unique features and land use needs. A Future Land Use Map is presented, graphically depicting these classifications. Also a staged approach for accommodating growth is recommended, as supported by the Public Services Districts Map identified in Chapter 5. Last, both land use and transportation policies are presented with the intent that these policies be consulted whenever considering future land use decisions. CLARK TOWNSHIP MASTER PLAN 6-1 �Land Fragmentation The rate of growth within Clark Township over the last 10 years provides a positive sign that the area continues to attract individuals seeking the unique natural quality found in the Township. In part, this is facilitated by Clark Township's zoning which provide ample land development opportunities to maximized the lifestyle choice of new residents. However, these opportunities are resulting in the division of significant amounts of land into smaller and smaller parcels. The size of a parcel influences its economic viability for various uses. In order for a parcel to be economically viable for forestry or agricultural uses, it generally has to be at least 40 acres in size. If this parcel is divided into smaller pieces it will likely be sold to separate owners (probably for residential development). Once this occurs, the land is not likely to be managed for resource-based commodities, and in the case of Clark Township, are more likely to be residentially oriented. Although commercial forestry and agriculture are limited in the Township, land fragmentation is still a critical issue since it also influences mineral extraction, recreational activities, natural environmental systems and community character .. Figure 6-1 illustrates how land fragmentation has occurred over a 60 year period from 1930 to 1991 in a four section area of the Township. In 1930, the majority of parcels were 120-160 acres and, by 1955, had declined to 40-80 acres. By 1976 there were still larger parcels, but smaller property splits (of under 15 acres) began to appear. Changes which occurred between 1976 and 1991 witnessed a dramatic acceleration of lot splits. Parcels of 10 acres or less dominated the landscape, many of them having only private easement access to a public road. CLARK TOWNSHIP MASTER PLAN 6-2 ~ �Figure 6-1 Clark Township Historic Plat Maps .D. I"!~ Fod:l,n . IZO ,, 0 1955 1930 ;../;//,0'" (Jon,er. e~o./ 4 oo,--_ __.c,c.L..f 1991 1976 Source: Historic Plat Maps, Mackinac County, 1930, 1955, 1976, 1991 reproduced with permission from Rockford Maps Inc. CLARK TOWNSHIP MASTER PLAN 6-3 �Historical evidence suggests that development activity, rather than coming to an abrupt halt or surge in the near future, will continue at a paced incremental growth rate. As construction of new sewer lateral lines occurs within the Existing and Expanded Sewer Service Districts (see Map 5-2) only, the potential for increased fragmentation could be significantly reduced. Land Cover Review of the Township's land use and cover, taken from the Michigan Resource Inventory System of 1978, provides a single point in time assessment and is used here as benchmark for present and future comparisons. According to 1978 aerial photography and other geographical support data, the Township encompasses approximately 50,790 acres, of which over 84% (about 42,700 acres) is forest cover. The majority of forest cover is in either upland conifers or aspen/birch. Almost 15% of the Township (approximately 7,500 acres) is classified as some form of wetland; the majority of which is lowland conifers. Agriculture only accounted for about 1% of the total land area of the Township (620 acres). Extraction operations accounted for about 1,270 acres. Commercial development amounted to only about 48 acres, but about 91 % of that was in the form of strip commercial development. A more detailed account of land use and land cover is presented in Table 6-1 and Figure 6-2. Existing Land Use Map 6-1 depicts the location of various land uses throughout the Township. The symbols mark seasonal and year-round homes, resort, commercial and industrial establishments. Residential cottages and resort development are concentrated along shorelines of the mainland and on several islands. In CLARK TOWNSHIP MASTER PLAN 6-4 �Table 6-1 LAND USE/COVER CLASSIFICATION Acres Urban Low Rise Multi-Family 1.30 1,080.16 Single Family, Duplex 4.05 Mobile Home Par1c Commercial Services 2.17 Central Business District 2.31 Strip Commercial 43.66 Institutional 21.72 39.63 Industrial Transportation 47.43 98.15 Utilities 297.37 Open Pit Extractive 971.07 Undemround Extractive Outdoor Cultural, Public Assembly 4.83 Outdoor Recreation 77.75 Cemeteries 8.70 Aqriculture Cropland 609.20 Permanent Pasture 5.66 5.42 Other Open 1,254.46 Herbaceous Shrub 680.57 Forest Upland Hardwood (North Zone) 8,721.77 Asoen Birch 10,978.03 Lowland Hardwoods 655.40 Pine 374.78 Other Upland Conifers 17,079.63 Water Lake 161.73 Wetlands Lowland 43.05 lowland Conifers 4,958.65 Forested 40.29 Shrub 1,669.17 Aauatic Bed 81.30 Emeraent 608.57 Hydric Soils and Flats 54.88 Barren Beach, Riverbank 101.67 50,784.53 TOT AL AREA IN ACRES Figure 6-2 LAND USE/COVER CLASSIFICATION Barren 0.2% Wetlands 14.7% Urban 5 .3% Agriculture 1.2% Open 3 .8% Forest 74.5% Source: DNR, MIRIS, Michigan Resources Information System, 1978. Source: DNR, MIRIS, Michigan Resource Information System, 1978. CLARK TOWNSHIP MASTER PLAN 6-5 �-, -:cena.. en z w :::> . C ~ z<( 0 -' I- I ... ... ... u ...iii: ....,, :z.,, .,, ... .,,... ... ... u :z = .,, ::E (0 0 0. ro (!) ~ ~~ • .,, ... ~ = C C c,: c,: 0 ::E 0:: t- 0 < 5Q 0 C c,: ::E ::E 0 C ::::, Q ..J~ 0 I> !:! '!! : !? ::: -+- = N ... ... N . .. • ·rr. .... . . r?. !:! .. .. ... . . . '·o.. !!, ' . . .,• .. : .,, ., .. . !:: . f. ~ .:-.. _. ' - - - - - - - ' CLARK TOWNSHIP MASTER PLAN 6-6 �.. contrast, developments along the public roads are widely dispersed. Many year-round residential homes are located in the Villages of Cedarville and Hessel, as well as original commercial uses. Much of the new commercial development is scattered outside the Villages along M-134 and on County roads west of M-129. Industrial uses are primarily centered around the quarry operation and utilize a rail line to access docking slips at Port Dolomite. Smaller manufacturing operations are also located in Hessel and Cedarville. When viewed in total, all development illustrates a pattern which is essentially linear. Each use is located along primary transportation routes or along the waterfront and capitalizes on one or more aspects of its surroundings, such as ease of access, visibility to the traveling public, existing infrastructure or waterfront views. These strip-like developments are typically only one lot deep and most are less than 100 feet wide. Should development continue as usual, the results are likely to be miscellaneous scatterings of developments stripped across the landscape. The results will be diminished natural features and a loss of unique physical characteristics within Clark Township. It will also result in a loss of the rural character of the Township if existing greenspaces and other open spaces are converted to another use. These areas provide the natural edge to existing development and give it a rural character. Future Land Use The Future Land Use Plan seeks to anticipate land use needs for 20 to 30 years into the future. Information provided in previous chapters set the stage for the recommendations which follow by providing an understanding of existing conditions and ongoing trends which influenced current development patterns. The impacts of these development patterns were presented, as were the future land use needs of the Township if current trends were to continue. This information, together CLARK TOWNSHIP MASTER PLAN 6-7 �with input from the 1992 citizen opinion survey, and from Township officials and residents, served as the basis for creation of this Plan's goals and objectives. These goals and objectives in turn served as the basis for evaluating alternative land use arrangements. The key planning and design principals inherent in these goals and objectives which have resulted in the creation of the preferred plan include: • Protection of public health and safety • Insuring compatibility between land uses • Protecting environmentally sensitive areas and preserving renewable natural resources • Providing cost effective public services • Retaining the natural coastal heritage of the Township • Encouraging high quality sustainable economic development • Preserving and protecting natural habitat and biological function within watersheds • Creating a variety of social and recreational opportunities • Providing safe and affordable housing 8 The Future Land Use Plan is based upon the premise that new development will be accommodated within the Township as long as it occurs in a manner which is respectful of and complimentary to the unique characteristics important to township residents (and visitors), including: 1) the sensitive natural features, 2) the waterfront and shoreline, 3) the rural community character, 4) the township's ecological systems and the communities natural coastal heritage. Failure to respect CLARK TOWNSHIP MASTER PLAN 6-8 ;--..,...__ �these characteristics will undermine the economic base of the Township and the quality of life enjoyed by existing residents. • The large blocks of State owned property within the Township, while consuming 18% (9,133 acres) of its land area, are a tremendous asset upon which to build a physical plan. Public land holdings are primarily in the Lake Superior State Forest and are found concentrated north of M-134. Smaller State owned parcels are also found on Marquette Island and on the mainland's eastern leg of the Township. The only National forest land is Government Island. These public holdings serve as permanent greenbelts, as recreation resources and as a core around which the forest ecosystems and natural rural character can be maintained. Corporate land holdings are also a dominate feature consuming about 11 % (approximately 5,500 acres) of the Township's total land area. Mineral extraction will continue to be a important economic base. Wetland properties, which are widely dispersed throughout the Township, generally follow the landscape's natural contours, running through the State lands in linear form, and terminating at various points along the lakeshore (See Map 62). These features further build upon and compliment State lands by creating a series of continuous natural systems, enhancing wildlife habitat, biodiversity and water quality within the Township, while offering enhanced recreational opportunities and improved ability to retain rural and natural characteristics. This is the foundation upon which this Plan is based. The objective of this Plan is to accommodate new growth and development in a manner which is sensitive to the Township's unique features and characteristics while creating a physical CLARK TOWNSHIP MASTER PLAN 6-9 �CLARK TOWNSHIP LAND DIVISIONS Map 6-2 . . Wetlands ~ - F e d e r a l and State Land >., ~ - "i Township Land 0 ~ 01 Cl.i .:..~ C "ti ~Corporate Ownership Mineral Ex traction Duseable Land for Development ~ 1:/l ~II >., ~...__ ~ "a ~ II -~ ~ ~ ~r ~\~~~ r~ ~~~ ~ ~ ~ " 1) �development pattern which achieves the goals and objectives of this document. The Future Land Use Plan calls for a stronger program to preserve coastal character, protect environmental resources, retain significant visual resources, enhance retail and resort business, and consolidate nonresidential uses in appropriate locations. In addition, emphasis is given to discouraging development where the capacity to support that development is extremely limited due to the fragility of the land and to discourage the unplanned creation of ten acre (and smaller) lots often stripped along County roads. This lot split pattern has negatively impacted the rural quality of the Township as well as the efficiency and safety of the roadway network. Future Land Use Map The Future Land Use Map in this section proposes future land uses which build upon existing land uses. Following is a review of the principal land use categories represented on the Future Land l:Jse Map. Together, the elements on the Map formulate the planned future land use pattern for the Township. (see Map 6-3). Rural/Forest Land Use Much of the Township's forested area outside of public ownership is being divided into smaller and smaller units as a result of scattered rural residential development. Consequently, the character of the rural countryside within the Township is changing and the natural ecosystems are being threatened. This Plan recognizes that the long term quality of life in Clark Township, and the ecological integrity of its land, will be directly influenced by the development patterns which occur within rural areas. A key objective of this Plan is to ensure that CLARK TOWNSHIP MASTER PLAN 6-11 �CLARK TOWNSHIP Future Land Use ~ Island Residential (1 D.U./5-10 AC.) ~ Urban Services Residential (4 D.U./AC.) ~ ~ ~ Commercial Services ~ Rural/Forest (1 D.U./1AC.) d 1Z2J ~ Waterfront Residential (1 D.U./AC.) ~ Mineral Resource Extraction/Industrial 0\ Cl.i .:.. ;!: ~ "ti ~ ~ ~~A ~ ::0 flt ~ '- ') ~ ~ =. 0 1J �• Clark . Township Mackinac County CLARK TOWNSHIP Future Land Use ~ Island Residential (1 D.U./5-10 AC.) ~ ~ Urban Services Residential (4 D.U./AC.) ~ ~ - Commercial Services ~ Rural/Forest (1 D.U./1AC.) ci ~ 0\ f/j l2Z] Waterfront Residential (1 D.U./AC.) ...... .:J: t-.) ~ Mineral Resource Extraction/Industrial "li ~t'Jl ~ , , ~ ~ t "- �as development occurs, the integrity of the Township's rural areas are not compromised. With this objective in mind, a series of friendly land practices (regulatory inducements) are encouraged which can reduce the potential impacts of future rural development. These practices include but are not limited to the following: • Parcel sizes permitted within rural areas remain the same as presently allowed, (generally ranging between 1 and 10 acres for new development) provided that anytime two or more lots are created, open space zoning techniques be used to maintain the average density at 1 dwelling unit per 10 acres even though the actual lot size may be smaller. Changes are recommended, however, to lot dimensions permitted along State and County roads. Lot widths should more appropriately reflect parcel size. This will in turn affect the spacing of individual access drives along roadways to ensure safer and more efficient traffic movement over time. • Cluster housing incentives should be utilized which encourage the grouping (or clustering) of parcels within rural areas in order to reduce the impacts upon the natural environment, to keep large areas open and to preserve the function of individual roadways. • Guidelines should be established which encourage the protection of rural character through retention of natural open spaces and the preservation of indigenous vegetation and other natural features on-site as development occurs. • Buffering techniques should be encouraged to minimize sound and visual impacts where industrial or mineral extraction activities are proposed adjacent to areas designated rural/ forest. • Guidelines should be established which encourage the retention of natural edges between the road and new CLARK TOWNSHIP MASTER PLAN 6-13 �development to preserve the rural environmental character of the Township's road corridors. Residential densities within this district are intended to remain low. Significant road improvements are not anticipated and public infrastructure is not planned for extension into this area in the foreseeable future. • Island Residential The Les Cheneaux Islands have long been recognized as offering one of the most unique physical settings within the State of Michigan. The popularity of these islands as a summer resort destination began in the early 1900's and continues today. The island setting, scenic beauty, natural features, rural atmosphere, pristine lakefront, unique boating environment and fishing all contributed to the transformation of these islands into a premier rural resort area. Much of the mainland business activity is directly related to servicing island and lakefront seasonal residents. Relative to the land mass of the islands (approximately 5,300 acres), the overall number of dwellings is relatively low, reaching 500 units in 1990. Limited waterfront properties, physical characteristics and property ownership have each been contributing factors to this overall low density character. Special conditions have applied to island development for years relating to placement of residences as well as accessory buildings (primarily boat houses). The result is for the most part, a natural physical setting as viewed both from the water and the land. This Plan recognizes the unique characteristics of the islands, both from a resort and natural features perspective. In a recent study conducted by the Nature Conservancy, several locations on the islands were found to represent highly sensitive natural features which contribute to the biodiversity of the entire region. As reflected by the Nature Conservancy in a statement regarding the value of certain Island properties, "The protection of significant sites of biodiversity will protect a CLARK TOWNSHIP MASTER PLAN 6-14 �healthy environment for current and future residents, sustain tourism and recreation industries for the long term, provide educational opportunities and maintain the scenic value and quality of life of the area." Simply defined, biodiversity is the variety of life and its processes. Its conservation is not limited to rare plant and animals but also the larger issue of protecting the full richness of the area's ecosystems. For years, these ecosystems have been a contributing force to the strong interest in Clark Township as a seasonal resort community, as well as a strong factor in the Township's economy, whether fishing, hunting or recreating. This Plan acknowledges the importance of maintaining the integrity of these ecosystems within Clark Township as new development occurs. The islands' ability to accommodate future growth and development is affected by several factors. At current permitted densities (10,000 square foot lots), the islands theoretically have the ability to accommodate over twice the number of people presently residing in all of Clark Township. Obviously, this level of intensity would change the character of the islands dramatically. At the same time, the vehicular parking problems evident on_the mainland today (associated with cars used by island residents and visitors), and the increased boat traffic, would seriously alter the quality of life enjoyed by current island residents and visitors. In addition, providing basic public services (police and fire protection) to island residents under this scenario would be both necessary and extremely costly. This Plan recommends development density for all island properties be set at one acre minimum lot sizes with a minimum 200 foot frontage. The intensity of development at this lot size is consistent with the minimum lot sizes currently permitted within rural areas of the Township. This will permit greater flexibility in siting a residence which is responsive to specific natural characteristics of individual sites as well as CLARK TOWNSHIP MASTER PLAN 6-15 ~ ~ �• construction of a supporting well and septic system. For projects consisting of more than one dwelling unit, planned unit development techniques should be required where lots are clustered on smaller lots in order to preserve as much of the natural environment as possible. This Plan also recommends that for development on islands more dense than a single home on individual parcel, other issues must also be addressed on the mainland relating to the provision of adequate parking and boat slips, as well as the adequacy of public facilities services to satisfy new demands. Rural Waterfront Mainland coastal areas within the Township have been the most popular of all locations for new homesites for obvious reasons. Year round use opportunities, convenience, waterfront access, water views, recreational opportunities, rural character and natural features have each contributed to the high demand for this property. In several instances, small tourist resorts are found scattered throughout this district, providing water access opportunities for visitors to the Township. As with many of the island properties, rural waterfront properties tend to be very natural in character. Specific development guidelines should be put in place relative to the placement of buildings on individual sites which maintain minimum setback distances from the waters edge. Scattered wetlands and highly sensitive environmental properties are evident throughout this area, similar to conditions found on the islands. This Plan recommends that for any new development, and redevelopment within this area that special consideration be given to water quality protection, preservation of natural features, particularly along the water's edge and minimal intrusion upon the biologically diverse sensitive environments distributed throughout the area. A minimum lot size of one acre should be maintained with at least 150 feet of frontage on CLARK TOWNSHIP MASTER PLAN 6-16 �the water. In addition, for developments consisting of more than a single family home and related accessory structures, building mass and scale should be consistent with surrounding development and sensitive to natural features inherent on the property. Buildings and structures should be located based upon the following criteria: a) using wetland and sensitive areas maps, highly sensitive natural features should be preserved to the extent possible. b) existing views of the Lake and from the Lake to the shore should be preserved to the extent possible through sensitive site design. c) natural edges should be retained to maintain existing ecosystems and protect the natural character of this district. d) when both resort uses and single family uses are permitted adjacent to one another within the same district, additional sideyard setbacks should be maintained, as well as any natural buffers within those setbacks. Urban Residential The urban residential district is intended to accommodate the most intensive development within the Township. Boundaries of this district have been identified on the basis of projected sewer service within the Township. As discussed previously, sewer service is not available to all properties within this district today. It is anticipated however, based on the capacity of the sewer system that, over time, it will be made available to properties which have been designated as urban residential. While residential is anticipated to be the most dominant use within the district, other uses are anticipated. As found within the rural waterfront district, resort uses are also anticipated, although within designated areas, as determined appropriate. CLARK TOWNSHIP MASTER PLAN 6-17 - -- -~ - �A density of four dwelling units per acre (10,000 square foot lots) is recommended within this district, although actual lot sizes could vary depending on natural features or if developed as a planned unit development (PUD). The objective of encouraging P.U.D.'s is to offer flexibility in site design and parcel size, as a means of preserving the natural features of a site. Subdivision development within this district is encouraged to be appropriately sited, landscaped and setback from roadways, reflecting a low density neighborhood character. Along M-134 and M-129, the number of access points should be minimized to reduce potential conflicts with traffic movement as well as preserve the function of the corridor over time. Minimum frontage of lots should be at least 200 feet along M-134 for residential lots and 300 feet for commercial lots. As sewer is extended, it should be phased in a manner which is consistent with the objectives of this Plan. The primary basis for sewer extension in the past has been the need to correct existing septic problems within the Township, particularly for waterfront properties. This threat to the ground and surface water quality within the Township should continue to be a major factor in considering future sewer extensions. As capacity warrants, extensions to accommodate new development could also be provided. Commercial Centers The villages of Cedarville and Hessel, as centers of activity within the Township, play a primary role in meeting the shopping, business and social needs of both local and seasonal residents alike. Both have a strong waterfront orientation which continues to be a central point for much of the village's activity. This recreational character is a unique component of the village centers and contributes significantly to the charm CLARK TOWNSHIP MASTER PLAN 6-18 �and ambiance that they represent. Waterfront development consists of a mix of uses, ranging from restaurants and resorts to marinas and boat storage. While many resort communities have similar waterfront orientations, the seasonal resort nature of the islands in the Township provide an added dimension to the role and function of these village centers. The daily service needs of all Township residents continue to be met by businesses located within or in proximity to these villages. The rural small town setting of the villages is characterized by vintage tum of the century buildings, single family homes converted to retail businesses and shops, as well as a mix of retail activities. Many of the local community services are also concentrated within or adjacent to village centers, including the Township Hall, library, community center, high school and churches. The recommendations of this Plan have as their basic objective the retention of these villages as centers of activity within the Township. As business development occurs within the Township it is critical that these activities remain concentrated in and around the villages. In addition, new construction should be of a style and scale which is complimentary to the existing centers and the small town characteristics they exhibit. One of the most unique advantages of Hessel and Cedarville is their compact nature. Because of the islands and their dependency on boat traffic, many seasonal residents are less dependent on their automobiles. As a result, the opportunity (and in fact the need) to encourage pedestrian traffic through the villages is significantly greater than in many rural communities. In order to maintain and enhance the viability of Hessel and Cedarville as village centers over time, this Plan focuses on capitalizing upon the physical advantages that exist within each community and strengthening their historical role within the Township by encouraging new compact development which compliments and is consistent CLARK TOWNSHIP MASTER PLAN 6-19 .~ �W with the unique characteristics of each village center. Specific recommendations include: 1) Strengthening the waterfront character of each village. This can be accomplished by improving parking opportunities, continuing to upgrade boating facilities and services, i.e., docking, restrooms and other public facilities, improving public accessibility to and along waterfront properties, and enhancing overall character through landscaping, signage and building guidelines. 2) Creating improved parking opportunities within the villages which can serve local and seasonal residents needs, as well as tourists activity. Well located common parking within easy walking distance of the waterfront and local businesses would strengthen the role and function of village centers. 3) Provide for convenient drop off zones on the waterfront which allows boaters to leave their belongings at the docks and park their autos elsewhere, away from the waterfront. 4) Strengthen pedestrian linkages throughout the villages. The waterfront, business district, shops, convenience stores, recreation features and educational facilities should all be linked by a walkway oriented to a pedestrian environment. 5) New commercial or business activities should incorporate and strengthen the pedestrian orientation of the village centers. Signage, architecture, landscaping, lighting and parking should be consistent with the objective of maintaining a small town setting, which respects the areas natural features and compliments the village character. CLARK TOWNSHIP MASTER PLAN 6-20 �Industrial and Mineral Extraction Activities Industrial mineral extraction activities are located in the eastern half of Clark Township and consist primarily of limestone extraction operations. A rail line extending north and south connects approximately 5700 acres of corporate land with Port Dolomite, providing efficient transport of material from point source to harbor. Mining activity has a long history in Clark Township, creating a source of local revenue and employment. At the present time, there are no corporate plans to expand extraction operations beyond lands currently classified as industrial. Two other industrial areas exist and will be continued within the Township; an area approximately 2 miles north of Hessel and another area 1 / 4 mile north of Cedarville. The area north of Hessel provides an alternative location for limited industrial activities. Its close proximity to the airport, absence of wetlands and a paved road are key features of this district. Industrial land is also set aside in the area just north of Cedarville. This area should be planned to accommodate future industrial needs as they arise, however, compatibility with future residential development must be assured. Policy Statements A Master Plan is composed of a series of important components which compliment and build on each other, including a Future Land Use Map, policies and implementation mechanisms. When viewed in total, these components identify the future, as well as a path to get there. One of the most important components to proactive planning are plan policies. Policies have several specific purposes as a component of the plan, including: 1) To serve as a foundation for subsequent planning and zoning programs. CLARK TOWNSHIP MASTER PLAN 6-21 r �2) 3) To serve as a unifying strategy toward achieving the future desires of the Township residents. To reaffirm or establish the special character and components of individual community features and special properties. This Plan is written to provide assistance in making future decisions on a wide range of land use, infrastructure and public service issues. As a central component of this Plan, the policies statements serve as guidelines intended to provide a framework on which to base development decisions. These statements are new tools to be employed by the Township and will play a key role in guiding future public facility and infrastructure decisions including creation of a capital improvement program consistent with the Plan. • The Township should refer to these policies when establishing priorities and evaluating development requests. Together with the Goals and Objectives presented in Chapter 4, these statements give even clearer direction toward steps that can be taken to significantly increase the chances for successful implementation of this Plan. Consequently, they also serve as a foundation upon which to measure the success of this Plan's implementation. The statements which follow focus upon two areas: principal land use policies of the Master Plan and specific policies addressing special issues and opportunities within the Township, including but not limited to transportation, infrastructure and special land use areas. Land Use Recommended policies to guide implementation include: Policy: Accommodate new residential, commercial and industrial development in the Township provided it is: 1) in locations with services adequate to meet its CLARK TOWNSHIP MASTER PLAN 6-22 �l . needs, 2) respectful of environmental resources, 3) consistent with the character of development in the area, 4) consistent with approved land use plans, and prevailing regulations, 5) consistent with the policies of this Plan. Policy: Encourage development throughout the Township which reflects a pattern of use that is consistent with retention of renewable resource lands, open spaces, and avoidance of negative impacts upon environmentally sensitive lands. Policy: Review current management policies to determine if they are adequate to protect environmentally sensitive lands and what, if any, new policies or regulations may be appropriate. This policy will entail a close cooperative working relationship among property owners, conservation interests, and various local agencies having interest in these subjects. The environmentally sensitive lands should be classified according to levels of significance and techniques for best management practices applied to achieve conservation objectives. Policy: Draw upon available existing studies and area expertise to identify the current condition and quality of surface and ground water. Factors contributing to, or threatening water quality should be identified and strategies developed for correction or avoidance of water quality degradation, such as the generation of a Township-wide stormwater management program. Policy: Establish street and road construction specifications that promote development consistent with the urban and rural character sought to be achieved by this Plan. CLARK TOWNSHIP MASTER PLAN 6-23 A �• Policy: Prepare a strategy upon which to build an economic development program for the area. Policy Ensure that all new development is properly managing stormwater runoff to minimize off site impacts and all county, state, and federal regulations regarding stormwater management and soil erosion are satisfied. Policy Encourage retention of vegetation along lakes, streams and rivers as a natural filter in order to protect against excessive runoff, soil erosion and sedimentation. • Policy: Prepare an updated recreation plan in cooperation with private agencies and the state government which: 1) identifies recreation needs in the community; 2) establishes strategies and priorities to address the needs; and 3) meets requirements to maintain eligibility for funding from a variety of agencies . Policy: As part of updating the Recreation Plan, identify all high value recreational land, including water frontage properties, and prepare strategies to acquire sites as funds become available. Policy: Develop a funding program for the purchase of recreational lands where a need has been determined or where a special opportunity exists. Policy: Factors to be considered when acquiring additional public lands for recreation or resource conservation will be: • enhancement of public, health, safety or welfare • improvement of the quality of life of area residents • protection of important natural resources and/ or sensitive environments. Policy: Mackinac County and Clark Township should jointly prepare a County-wide recreation plan which includes CLARK TOWNSHIP MASTER PLAN 6-24 �a trail plan, biking and hiking opportunities linked to retail, services, schools and recreation sites. These trails should utilize state and federal properties where ever appropriate. Policy: Prepare and keep up-to-date a capital improvement program for coordinating and programming extensions of public facilities in accordance with the Master Plan. Policy: Encourage ease of access to future recreation facilities though the pursuit of a linked open space system, siting recreation lands with recognition of existing and future primary population centers, and facilitating movement to and within future recreation facilities for motorists, bicyclists, pedestrians, and the physically disabled. Policy: 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. Policy: Increase public access opportunities to the waterfront through property acquisition for the purpose of providing a public beach and related recreational activities. Policy: Enhance existing public facilities on the waterfront; including expansion of dock and public restroom facilities. Policy: Strive to provide additional recreational facilities within Cedarville and Hessel which are within a reasonable distance from the waterfront. Policy: Pursue the evaluation of road ends for use by the general public based upon the character of each, i.e.; location, neighbors, size, current use, potential CLARK TOWNSHIP MASTER PLAN 6-25 I �• function, etc. Review the status of properties adjacent to road ends for possible complementary use. Rural/ Open Space Policy: Create opportunities and incentives to encourage residential development according to the open space/ cluster zoning principals discussed in this Plan. Policy: Encourage residential development which is appropriately sited, landscaped, and setback from all roadways, with the objective of maintaining the rural character along all segments of the County road network. ,. Policy: Ensure any community sewer system within rural areas satisfies all necessary state, county and local permits, and the system is constructed according to adopted standards by the Township to facilitate ease of tie-in to potential future public systems and to ensure adequate financial resources exist to maintain it. Policy: Within rural districts, establish a hierarchy of increases in lot width based on parcel size. 1 - 5 acres/ 200 ft 5.1 - 10 acres/330 ft 10.1 - 40 acres/660 ft 40 acres plus/ 1320 ft Policy: Establish standards for private roads within rural/ agricultural districts, with the objective of satisfying minimum public safety requirements associated with access to emergency vehicles, long term maintenance and clear vision where it connects to a public road. CLARK TOWNSHIP MASTER PLAN 6-26 �7 Policy: Encourage all new development with the rural district to preserve existing natural landscapes along streams, rivers and road corridors. I Policy: Encourage retention of forested lands as an important renewable resource within rural areas. Policy: Ensure all on-site sewage disposal and potable water facilities are constructed and maintained in accordance with the requirements and standards of the Mackinaw County Public Health Department and Michigan Public Health Department. Policy: Coordinate efforts with the Mackinac County Public Health Department to ensure lot sizes are, at a minimum, adequate to accommodate septic systems (where public sewer is not available). Policy: Ensure that land uses requiring state and/or federal permits (especially for wetland or floodplain alterations) do not receive final Township approval until satisfactory evidence has been submitted verifying the acquisition of all other necessary permits. Policy: Permit a minimum lot size of one acre on lots in the rural district when established consistent with the State Subdivision Control Act or the Condominium Act in a planned cluster development, otherwise the minimum lot size permitted in this district is 10 acres. Single Family Residential (Public Sewer Services District) Policy: The average development density within a single family district should be four dwelling units per acre, however the actual permitted lot size may vary based upon the presence or lack of sewers, type of road, number of lots, amount of open space and sensitivity of natural features. CLARK TOWNSHIP MASTER PLAN 6-27 ~ ,- ~ �Policy: Encourage residential development which is appropriately sited, landscaped, and setback from roadways to incorporate a village or neighborhood character when in subdivisions and a low density rural character along segments of the County road network within the Public Service District. Policy: Encourage layout of residential development which is designed to retain open spaces and protect natural resource systems. Policy: Encourage use of open space/P.U.D. zoning along with traditional subdivision design. Policy: Permit residential development along M-134 on individual lots which maintain a minimum lot size of 40,000 square feet and a minimum lot width of 200'. Policy: Public sewer and water services should be limited to the Public Service District unless the Township finds such an extension is consistent with the Master Plan. Policy: Encourage a phasing of sewer and/or water extensions in a manner consistent with the policies of this Plan. Policy: All land uses within the Public Services District must be serviced by public sewer infrastructure, if available adjacent to the property. Waterfront Residential Policy: Ensure that new development and redevelopment within the Waterfront Residential District address, at a minimum, consideration of a potable water supply, safe disposal of sewage, land carrying capacities, water quality protection, preservation of open space and CLARK TOWNSHIP MASTER PLAN 6-28 �minimal additional intrusion upon the natural environment. Policy: Development and redevelopment for residential use should be permitted at a density of not less than 1 dwelling unit per acre where no public sewer is available unless the Public Health Department requires a lower development density due to larger required lot areas for safe septic tank use. Where public sewer is available, waterfront residential may occur up to 4 dwelling units per acre. Policy: Development and redevelopment should preserve existing public views of the lake to the extent possible through sensitive site design. Policy: Encourage building mass and scale consistent with surrounding development and the natural environment. Policy: Encourage the retention of natural edges along the lakefront of sufficient depth to preserve the existing character of properties as viewed from the waterfront. Policy: Principal buildings shall be setback from the water's _ edge a depth of 35 ft. and achieve an elevation at least 4 ft. or set back a depth of 100 ft. with an elevation at least 3 ft. above the current high watermark. Island Residential Policy: Encourage preparation of a plan which addresses the most efficient means of providing adequate levels of fire and emergency services to existing and future island residents. Policy: Address mainland parking needs concurrent with new residential development on the islands. CLARK TOWNSHIP MASTER PLAN 6-29 �• Policy: Encourage the adoption of special development criteria for the islands based upon their ecological sensitivity, . retention of existing natural character and the islands physical carrying capacity. Policy: The average density on the islands should be decreased based upon the seasonal nature of the islands, the limited availability ofpublic services, and the islands ecologi,cal sensitivity. New density standards should be developed based upon a specific evaluation of the unique features of each island. Density levels could vary between 1 dwelling unit on each acre to 1 dwelling unit on 5 acres. Until such analysis is complete, the 1 dwelling unit per 1 acre standard should be used. • • Commercial/Industrial Development Policy: Encourage commercial and industrial development within properly zoned areas subject to the following conditions: a) There are adequate public and/ or private services. b) Access roads are paved. c) . Access is regulated and designed to prevent hazards and lot widths are not less than 300 feet along M-134. d) Stormwater runoff is adequately controlled as to quality and quantity. e) Access is available onto a class A road, as identified by the County Road Commission, to ensure safe and efficient.functioning and maintenance of the road system over time. Policy: Encourage new commercial and industrial development to recognize the current rural character of the Township and complement this character through designs which utilize appropriate building scale, materials, style, signage, yard etc. CLARK TOWNSHIP MASTER PLAN 6-30 �Policy: Encourage new commercial and industrial development to minimize intrusion upon the natural environment. Policy: New commercial and industrial development shall be sensitive to adjacent residential zoned properties by incorporating design techniques which minimize potential negative impacts (e.g., fencing, buffering, landscaping, etc.) Policy: Ensure new industrial development is designed so as to avoid conditions which will be detrimental to the health, safety or welfare of persons or property through excessive production of traffic, noise, smoke, odor or fumes. Policy: Encourage the creation of cohesive village centers within Hessel and Cedarville which are oriented to a pedestrian environment and integrated with waterfront activities. Policy: Support the economic viability of existing commercial businesses and encourage creation of compact village centers which: • are pedestrian oriented and aesthetically pleasing, including walks and related amenities • blend with the surrounding rural character • includes continuing upgrading and redevelopment • supports the policies of this Master Plan. Policy: Encourage the creation of community parking districts within Hessel and Cedarville which serve the dual functions of satisfying the shortfall of parking for island residents while at the same time providing common parking to service retail business and shops. These parking areas should be located near to the waterfront but not on the waterfront. Drop off and CLARK TOWNSHIP MASTER PLAN 6-31 �pick-up areas should be established at waterfront locations. Transportation Policy: Work with the Mackinac County Road Commission to maintain and improve the Township roadway network, as financial resources become available, based upon the following guidelines: a) 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; 4. minor roads (subdivision roads). c) The degree to which the improvement is needed to protect public health and safety or preserve or achieve full use of existing facilities. 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. Policy: Proposed development projects with greater than localized traffic impact should be analyzed in regard to traffic impacts and roadway improvements. LB:\ word \clark\plan \chap6b.doc 6/13/94 CLARK TOWNSHIP MASTER PLAN 6-32 �Chapter 7 - STRATEGIES FOR IMPLEMENTATION Primary Implementation Tools Relationship to Zoning The Township has a zoning ordinance adopted pursuant to the Township Rural Zoning Act, PA 184 of 1943 . The intent of this ordinance is to regulate the use of land to provide for orderly growth and development and allow the integration of land uses without creating nuisances. The zoning ordinance defines land use districts and regulates height, bulk, use, area of lot to be covered, and open space to be preserved within each district. Because the Zoning Enabling Act requires the zoning ordinance be based upon the analysis contained in the Plan prepared by the Planning Commission to guide future land use decisions, the zoning ordinance should be revised to reflect this Plan's new goals, policies, and future land use proposals. However, the Zoning District Map and the Future Land Use Map (see Map 6-3) will not be identical. The Zoning Map typically reflects existing land use (where it is desirable to continue it) and small areas zoned for more intensive use then at present In contrast, the Future Land Use Map reflects land use arrangements at some future time. (See Section 10.10, p . 245-250, Michigan Zoning & Planning, 3rd Ed., by Clan Crawford, ICLE, Ann Arbor, 1988). The Township should continue to maintain a formal site plan review process. Through this process applicants, in order to obtain zoning approval, must submit plans which clearly indicate how their development proposals will change and affect both the parcel of land being developed as well as surrounding properties. CLARK TOWNSHIP MASTER PLAN 7-1 �Relationship To Plans/Zoning In Adjacent Jurisdictions The land use proposals in this Plan were carefully prepared with an eye to ensuring compatibility with adjoining township$. Equal care should be taken in the future to seek and receive comment on proposals that are on or near a border from an adjoining jurisdiction. Failure to do so will only insure future conflict over adjacent land uses, or the provision of new public services. • • Relationship to Subdivision Regulations Clark Township should consider the adoption of subdivision regulations. The enabling legislation that permits the enactment of such regulations is Public Act 288 of 1967, also known as the Subdivision Control Act of 1967. This Act allows a community to set requirements and design standards for streets, blocks, lots, curbs, sidewalks, open spaces, easements, public utilities, and other associated subdivision improvements. With the implementation of a subdivision ordinance there would be added assurance that development would occur in an orderly manner. In particular, the creation of lots which would be unbuildable under existing state or local regulations (such as lots which are wholly within a protected wetland) should be prohibited. Condominium regulations should also be enacted pursuant to the Condominium Act. Relationship to Capital Improvements In its basic form, a capital improvement program (CIP) is a complete list of all proposed public improvements planned for a 6 year period (the time span may vary), including costs, sources of funding, location, and priority. The CIP outlines the projects that will replace or improve existing facilities, or that will be necessary to serve current and projected land use development within a community. Advanced planning for public works through the use of a CIP assures more effective and economical capital expenditures, as well as the provision of public works in a timely manner. The CLARK TOWNSHIP MASTER PLAN 7-2 �use of capital improvements programming can be an effective tool for implementing the Master Plan by giving priority to those projects which have been identified in the Plan as being most important to the future development and well being of the community. The Township Planning Commission should develop a formal capital improvement program for approval by the Township Board as part of the annual budgeting process. Land Use & Infrastructure Policies A strong effort will be necessary to coordinate future capital improvement decisions and land use policies with adjoining units of government. As a result, proposed policy changes should be circulated for comment early. Likewise, proposed capital improvement programs should be prepared with adequate time for review and comment by the adjoining jurisdictions. Community Participation and Education In order to gain the support, acceptance, and input of area residents for future planning, ongoing efforts should be continued to provide information to them, and involve them in the planning process. The importance of their role in that process should be emphasized. Public acceptance will make the implementation of plans much easier and public input makes plans better and more responsive to local needs. Special Area & Financing Techniques Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International, Inc.) is the basic building code adopted by the Township to regulate construction methods and materials. The adoption and enforcement of a building code is important in maintaining safe, high quality housing and in minimizing deteriorating housing conditions. CLARK TOWNSHIP MASTER PLAN 7-3 ~ �The Township should continue its utilization of the BOCA Basic Housing - Property Maintenance Code as a basic property maintenance code to regulate deteriorating influences which result from failure to properly maintain property and structures. Community Development Block Grant Program The Community Development Block Grant program was authorized under Title I of the Housing and Community Development Act of 1974. The Act had the effect of combining several federal categorical grants such as Urban Renewal and Model Cities into one. Grants under the program must principally benefit low and moderate income families. In Michigan there are two categories of eligible applicants: entitlement and non-entitlement. Entitlement communities, by meeting specific eligibility criteria, are given grant funds outright without having to compete for them. Non-entitlement applicants must compete for grant funds by applying through the Michigan Small Cities Community Development Block Grant Program. Clark Township is not an entitlement community. Therefore, it must apply through the Small Cities Program. Operation of the Michigan CDBG Program is the responsibility of the Michigan Department of Commerce with central program administration by the Department's Office of Federal Grant Management (OFGM). The Department of Commerce has entered into an agreement with the Michigan State Housing Development Authority (MSHDA) assigning administrative responsibilities for the housing component of the program. In the housing area, samples of grant eligible activities include: • Home Improvement Programs • • Rental Rehabilitation Programs • Weatherization and Energy Conservation CLARK TOWNSHIP MASTER PLAN 7-4 �• Home Repair for the Elderly • Public improvement in conjunction with targeted housing activity (limited to 25 percent of grant request) • Housing Related Services • Housing for the Homeless. The maximum grant amount is $250,000. By applying and obtaining a Small Cities Block Grant, the Township alone, could establish a housing rehabilitation program which would help preserve housing throughout the area. The CDBG program also has the following categories of assistance: • Base Industrial Loan program helps financially viable businesses needing financial assistance for growth, modernization, or expansion. Limit $750,000. • Commercial Retail Loan program is for commercial, services, tourism, and other non-residential projects; and minority owned and retail projects in distressed communities. Limit $400,000. • Public Infrastructure Assistance program funds public improvements for the location and expansion of public infrastructure. Limit $750,000. • Downtown Development program provides financing to assist businesses in the redevelopment of the downtown area. Limit $500,000 or $300,000 for infrastructure improvement. • Communities in Transition program funds community development activities, such as public sewer and water systems, parks, bridges, roads, and comprehensive redevelopment planning. Limit $400,000. CLARK TOWNSHIP MASTER PLAN 7-5 �• Emergency Comm unity Assistance program funds communities experiencing an imminent and urgent threat to public health, safety, or welfare which occurred within 90 days of application. Limit: $500,000. Michigan State Housing Development Authority (MSHDA) Programs To help preserve Michigan's older existing housing, Public Act 30 was passed in 1977 to allow MSHDA to begin a home improvement loan program that offers reduced interest rates to eligible low and moderate income families. MSHDA has created the Home Improvement, Neighborhood Improvement and Community Home Improvement Programs (HIP/NIP/CHIP). To get a loan, residents should apply to one of the banks, savings and loans, or credit unions that take part in HIP/NIP/CHIP. Land and Water Conservation Fund The Land and Water Conservation Fund (LWCF) grant program was authorized by Public Law 88-578, effective January 1, 1965. The purpose of the program is to provide federal funds for acquisition and development of facilities for outdoor recreation. The LWCF Program is administered jointly by the National Park Service, U.S. Department of the Interior, and the Michigan Department of Natural Resources. All political subdivisions of the state, including school districts, are eligible to participate in the program. Eligible projects include: 1. Acquisition of land for outdoor recreation, including additions to existing parks, forest lands, or wildlife areas. 2 . Development including, but not limited to such facilities as: picnic areas, beaches, boating access, fishing and hunting facilities , winter sports areas, playgrounds, ballfields, tennis courts, and trails. CLARK TOWNSHIP MASTER PLAN 7-6 �For development grants, the applicant must have title to the site in question. The minimum grant allowable is $10,000 and the For all grant proposals, the amount of the grant cannot exceed more than 50 percent of the total project cost. Michigan Natural Resources Trust Fund The Kammer Recreational Land Trust Fund Act of 1976 (Public Act 204) passed in July 23 1976. This Act created the Michigan Land Trust Fund. The program provided funds for public acquisition of recreational lands through the sale of oil, gas, and mineral leases and royalties from oil, gas, and mineral extractions on state lands. On November 6, 1984, Michigan residents cast their vote in favor of Proposal B. This constitutional amendment created the Michigan Natural Resources Trust Fund (MNRTF), Public Act 101 of 1985, which officially replaced the Michigan Land Trust Fund on October 1, 1985. MNRTF assists state and local governments (including school districts) in acquiring land or rights to land for recreational uses, protecting land because of its environmental importance or scenic beauty, and developing public recreational facilities. Any individual, group, organization, or unit of government may submit a land acquisition proposal, but only units of government may take title to and manage the land. Only units of government may submit development proposals. All · proposals for local grants must include a local match of at least 25 percent of the total project cost. There is no minimum or maximum for acquisition projects; for development projects, the minimum funding request is $15,000, the maximum is $375,000. Costal Zone Management Fund The Land & Water Management Division of the Department of Natural Resources offers grants for the purpose of planning, CLARK TOWNSHIP MASTER PLAN 7-7 rA �designing, and carrying out low-cost projects to improve Great Lakes shorelines and connecting waterways. The Recreation Bond Fund The Recreation Bond Fund draws from bonds approved by voters in 1988. It calls for money to be spent on DNR and local recreation facilities in four categories: Recreation infrastructure: such as ballfields, tennis courts, beaches and other shoreline areas, boat launches, trails, picnic areas, historic structures, playgrounds, roads, parking, restrooms, etc., which are not less than 15 years old; Waterfront recreation: such as fishing piers, boardwalks, boat launches, marinas, amphitheaters, landscaping, and shoreline stabilization; Community recreation: playgrounds, sportsfields, community centers, senior centers, fishing sites, and trails for the handicapped. Tourism-enhancing recreation: including campgrounds, boating facilities, historical sites, recreational conversion of abandoned rights-of-way, and fishing access. In its statewide inventory of recreational facilities, the DNR has identified Mackinac County as deficient in a number of recreational facilities. Those relevant for the County include deficiencies in bicycle trails, fishing access, fishing piers, boat launches, campgrounds, nature areas, hiking trails, nature trails, cross country ski trails, picnic areas, and playgrounds. Clark Township will get funding priority over similar projects proposed in non-deficient counties. Table 7 .1 includes the minimum number or size of selected recreation facilities to be considered toward bond funding. CLARK TOWNSHIP MASTER PLAN 7-8 �TABLE 7.1 RECREATION FACILITIES & THEIR MINIMUM NUMBER OR SIZE NECESSARY TO ACHIEVE MINIMUM POINTS RECREATION FACILITY Bicycle Trail Playground Swimming Beach Boat Launch Campground Non-motorized Trail Cross-country Skiing Hiking Nature Horse Fishing Access Fishing Piers Nature Area MINIMUM SIZE 1 mile 3 pcs. of play equipment 50 feet 5 parking spaces 10 campsites 1/2 mile 50 feet 1 10 acres NOTE: Points are not to be awarded separately for cross-country ski trails, nature trails, and hiking trails. These trails are to be considered as one facility. Source: DNR, Michigan's 1987-88 Recreation Action Program Guidebook. Grant requests may not exceed $750,000 and may not be less than $15,000. Applicants must match bond funds with 25% of the total project cost, not including other state grants or legislative appropriations. Bond money will only be allocated to projects on sites controlled by public agencies. In the tourism category, priorities are given to projects which: create new and innovative recreation-related tourism attractions; involve partnerships between the public and private sector; and projects for which feasibility studies have been conducted which demonstrate local, regional, and statewide economic benefits. [Applications and further information may be obtained from: DNR, Recreation Services Division, P.O. Box 30028, Lansing, MI 48909 (517) 373-9483. Recreation Improvement Fund The Recreation Improvement Fund was created from State fuel tax revenue. About $750,000 per year is being targeted for CLARK TOWNSHIP MASTER PLAN 7-9 �development of non-motorized trails (hiking, bicycle, crosscountry, and nature trails) . No application forms or criteria have yet been prepared, but the Recreation Division is encouraging local governments to submit proposals based on local determination of need, location, and financing. Local Facility Development Grants These grants come from a number of funding sources and are available for planning, design, or development of local recreational facilities. Currently, the principle fund source is the Land and Water Conservation Fund administered by the MDNR, Recreational Division. Land Acquisition Grants Land acquisition grants are available for projects aimed at open space preservation; park creation or expansion; acquisition of environmental resources such as sand dunes, woodlots, or wetland areas; waterfront access sites; and many other land acquisition projects intended for (passive or active) recreational purposes. The Michigan Natural Resources Trust fund was established for this purpose. Three primary criteria are used in reponse to trust fund applications. They are: quality of the land, a recreation needs assessment of the local community, and the capability of the applicant to provide the required 25% matching dollars. Further information can be obtained from: MDNR Grant Management Branch, (517) 3739900. Waterways Fund The Waterways Division of the Department of Natural Resources offers grants for the purpose of developing public boating facilities . The emphasis is on creating boat access sites and supporting facilities. CLARK TOWNSHIP MASTER PLAN 7-10 -- - - -- - - - -- �.... Road Funds In 1987, three acts were passed to provide a new source of revenue for cities, villages, and county road commissions. PA . 149 replaces Act 231, 233 and 237 by changing the State's matching fund from 25% to 20%. The Act will be in effect for five years, when it will be reviewed for continuation by the legislature. Detailed information of PA 149 can be obtained from MDOT's Transportation Economic Development Office at (517)335-1069. The Transportation Economic Development Fund allocates money for the purposes of bringing county roads to all season highway standards. This is important because heavy trucks can only travel regularly on all season roads. The Transportation Economic Development Act also offers counties, cities, and villages the opportunity to compete for additional funding on special projects with economic development objectives. Competitive grants are awarded by the State Highway Commission. Qualified project categories are listed below: (a) Economic development road projects in any of the following targeted industries: agriculture or food processing; tourism; forestry; high technology research; manufacturing; office centers solely occupied by the owner or not less than 50,000 square feet occupying more than 3 acres of land. (b) Projects that result in the addition of county roads or city or village streets to the state trunk line system. (c) Projects for reducing congestion on county primary and city major streets within urban counties. (d) Projects for development within rural counties on county rural primary roads or major streets within incorporated villages and cities with a population of less than 5,000. CLARK TOWNSHIP MASTER PLAN 7-11 ,--Q. �~ · Public Works Financing In addition to using general fund monies, it is often necessary for a community to bond to raise sufficient funds for implementing substantial public improvements. Bonding offers a method of financing for improvements such as water and sewer lines, street construction, sidewalks, and public parking facilities. Common municipal bond types include: 1. General Obligation Bonds - full faith and credit pledges, the principal amount borrowed plus interest must be repaid from general tax revenues. 2. Revenue Bonds - require that the principal amount borrowed plus interest be repaid through revenues produced from the public works project the bonds were used to finance (often a water or sewer system). 3 . Special Assessment Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners in a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. Tax Incentives The state law permitting communities to provide property tax incentives for industrial development is Act 198. This Act allows a community to provide tax abatements as an incentive for industrial firms which want to renovate existing or build new facilities. - CLARK TOWNSHIP MASTER PLAN 7-12 �..... Additional Recommendations Other Planning & Economic Development Assistance The Township Planning Commission should maintain regular communication with the Eastern Upper Peninsula Planning & Development Regional Commission. This organization should be encouraged to continue their County and region-wide planning and economic development efforts and to share relevant materials with the Township. Likewise a copy of this Plan should be forwarded to this agency when adopted. Pro-Business Alliance One way to strengthen the Township's economic development potential is to establish a pro-business exchange between Cedarville and Hessel modeled after the Michigan Bell Business Retention and Expansion Program. (Clark Township is not eligible for participation in the Michigan Bell Business Retention and Expansion program because it is not in a Michigan Bell service area.) A pro-business exchange creates an atmosphere of cooperation which benefits both the business and the community. The role of a pro-business exchange is to assist existing businesses in finding solutions for their problems (i.e. inadequate parking, expansion or relocation needs, etc.) and help make new businesses feel welcome. The exchange would work with area businesses to determine their needs and appoint an ombudsman to inform new businesses of local services and contacts. Businesses are often not aware of the services available to them or who to contact for more information. A brochure could be prepared which identifies who to contact for information on zoning, construction, planning, utilities, and taxation. The brochure could also identify permit fees, tax and utility rates, and transportation, delivery, freight, health, and financial services available in the area. CLARK TOWNSHIP MASTER PLAN 7-13 �f- Poverty The changing economy, higher health care costs, higher literacy and skills requirements for employees, and inflation have seriously hurt the nation's poor, including the elderly on fixed incomes. Social security benefits are the only retirement income for about two-thirds of all American retirees, and an estimated one million Michigan residents have no private or public health insurance. The poor are often overlooked in community development efforts, yet they are the group most in need of public assistance. According to the 1990 census, 11.7 percent of Clark Township residents were living below the poverty level. That's an annual income of less than $7,300 for those under 65, and $6,730 for those 65 and over. The Township should continue to monitor the number of people in poverty through the decennial census and other special intermediate counts and work with local churches and non-profit groups to assist them through food drives, temporary shelters, or other needed services. Public Open Space Acquisition Programs to acquire public open space, especially along the lake, should be initiated. One option is to create a local nonprofit land conservancy. There are several very effective ones operating in Michigan. Priority should be given to building a trust fund for acquisition and maintenance or tying into existing ones like the Nature Conservancy or Little Traverse Conservancy and similar organizations. Initial acquisitions should be of island and shoreline lands. These lands should either be managed as independent Township holdings or in common by a conservancy trust. Considerable additional research and effort is needed . • CLARK TOWNSHIP MASTER PLAN 7-14 �Periodic Updating and Revisions As these additional studies are undertaken the Master Plan should be updated to reflect the new information. At a minim um the Plan should be comprehensively reviewed and updated at least once every five years. Managing Growth and Change The key to successfully managing future growth and community change is integrating planning into day-to-day decision making and establishing a continuing planning process. The only way to get out of a reactionary mode (or crisis decision making) is by planning and insuring the tools available to meet a broad range of issues are current and at hand. For that reason it will be especially important that the recommendations of this Plan be implemented as the opportunity presents itself (or revised as circumstances dictate). Many new tools may be made available to local governments over the next few years to manage the growth and change process. It will be a challenge to Township officials to pick from among the new tools, those that will provide greater choice over local destiny and quality of life. Revision of Ordinances Clark Township's zoning ordinance should be reviewed and made consistent with this Plan. If this is not done then the legal support for future zoning decisions is undermined. Of course, the Plan itself could also be changed so that there is greater consistency between the Plan and zoning regulations, but if that is done, the supporting logic and data should also be included. Likewise, subdivision regulations should also be adopted and maintained along with a capital improvement program as mentioned earlier in the chapter. LB\word\clark\chap7b.doc 5/2/94 CLARK TOWNSHIP MASTER PLAN 7-15 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Clark-Twp_Comprehensive-Plan_1994 Creator An entity primarily responsible for making the resource Clark Township Planning Commission, Clark Township, Mackinac County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1994-07-08 Title A name given to the resource Clark Township Comprehensive Plan Description An account of the resource The Clark Township Comprehensive Plan was prepared by the Clark Township Planning Commission with the assistance of the Planning & Zoning Center, Inc. with both July 7 and July 8 of 1994 listed as plan dates. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Clark Township (Mich.) Mackinac 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/4c4d242e2ecb79ef9664ecb0b9d332c0.mp4 7391cda8ece607480f011cd9cd509c86 https://digitalcollections.library.gvsu.edu/files/original/9839d182d895c60533b3c6e9b128f0de.pdf f6f2e2973c384f79e9ee092d4eee589b PDF Text Text Grand Valley State University Veterans History Project Donald Lee Clark (00:46:10) (00:10) Introduction • Born in Tacoma, Washington. • Father served in army during World War II. • Moved to Lansing, Michigan after the war. • Member of the swim team during high school. • Quit school when he was 17 years old. (07:16) Enlistment/ Training • Sent to Parris Island. • Wished to join the Navy, but his score of 98% was “too low” to join. • The men would wake at 5 a.m. for a 5-mile run. (09:40) • The food was very good. • Rations were dated from 1942. • Joined in 1962. • Member of the Marine Reserves for a month before being sent to Basic training. • He was a truck driver, transporting 105mm guns. (15:15) Vietnam • Took a ship to Vietnam, landed in Chu Lai. • Continued to drive truck during Vietnam. • Carried the guns and men who fired them. • Guarded Chu Lai while the air base was being built. • Training happened stateside, no training in Vietnam. • Landing strip on air base was built in a month. • Stayed in Chu Lai for three months, then sent back stateside. (20:18) Stateside • Drove a jeep out of Camp Lejeune, escorting Lieutenants and Generals. • Active military until 1966. • Before he left for Vietnam, he went on a Marine cruise in the Mediterranean. • Never saw a lot of combat, even in Vietnam. (22:50) Impression of Vietnamese people • Thought they were different. • He remembers them acting suspicious. (23:38) Before Vietnam �• • • • • Sent on ship in blockade of Cuba. Remained in Cuban waters for a month. Stationed in Hawaii for 18 months. Continued driving truck in Hawaii. Remembers volcanic explosions, having to help civilians. (34:14) Post Service Life • Was discharged from Camp Lejeune. • Came home to Lansing. • Worked at a garage. • Did not tell anyone that he was a Vietnam veteran. • Met his first wife in 1967. • Had two daughters. • Worked at Oldsmobile for 7 years, then drove truck. � 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 Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. 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 Clark, Donald L. (Interview outline and video), 2007 Creator An entity primarily responsible for making the resource Clark, Donald L. Description An account of the resource Donald Lee Clark, of Tacoma Washington, served in the United States Marine Corps during the Vietnam War, from 1962 to 1966. He was a member of the Marine Reserves before being sent to Marine basic training. He worked as a truck driver for the marines both stateside and while serving in Vietnam. Clark worked as part of a guard on the Chu Lai airbase in Vietnam while it was being built. Before Vietnam, he was sent to Cuban waters in the aftermath of the Bay of Pigs incident. Contributor An entity responsible for making contributions to the resource Collins Sr., Charles E. (Interviewer) Collins, Carol (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans United States. Marine Corps Vietnam War, 1961-1975--Personal narratives, American Video recordings 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> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2007-02-04 Identifier An unambiguous reference to the resource within a given context ClarkD Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives