129 24 26018 https://digitalcollections.library.gvsu.edu/files/original/1d2d3d64e3869a57f07af7ababf83233.mp4 2f6621873467c21d48cb3528459abf2f https://digitalcollections.library.gvsu.edu/files/original/adb62387d243d7627c58395bf59b0d3c.pdf 039628f59728b188338127340156280d PDF Text Text RHC-88 Fei Hu Films Flying Tigers Interview Interviewer: Frank Boring Interviewee: Chuck Baisden Date of interview: June 8, 1991 Transcriber: Frank Boring [BREAK – TAPE 5] FB: And how did you hear about the bombing of Pearl Harbor? CB: I got to think about this Pearl Harbor for a little bit. CB: When we heard about Pearl Harbor. We heard the Japs had bombed Pearl Harbor. There was some damage done but we didn't think there was all that much damage done. Immediately we started pulling our airplanes out of the, Pearl Harbor was bombed. So Pearl Harbor was bombed. We didn't understand how it could have been bombed, but anyway it was. And we started pulling airplanes out of the boondocks. We had them scattered all over Taungoo we had them scattered all over. So we started pulling them out and lined them up, which could have been a disaster, but anyway we lined because we didn't know what was loaded and what wasn't loaded. And we loaded them up and got them ready and right after that we got orders for the 3rd to go to Mingladon. We hauled, I think we went down there on December, I think it was around December 11th. I think those orders were cut December 11th. And we went down by train. And how all the Burmese knew we were there, they were at the station and they were giving us rice cakes. I tried beetlenut, I don't know if you've heard of beetlenut or not. Well, the Burmese are great for chewing it and it's a nut and they wrap it in a leaf and they put some kind of lime in it and anyway they handed to me and I tried one and one's enough. The people were there at the station. Every station we went thru on the way to Rangoon they were there. Now how, the station master, I don't know what, but the crowds were there and they were all cheering us and everything else. And anyway that's how we got down to Mingladon. FB: What the, if you will, what changed amongst the group when Pearl Harbor happened. Was there any attitude change? CB: No, the biggest change we had we were sweating out Jap paratroopers. That was the biggest thing. We thought we'd be they' come in with paratrooper. Rumor or whatever, but that was our big concern. And reason there was no change in attitude is we just all went down Mingladon and that was our new base. And there was nothing until we actually until they start bombing us there was no big change. And then there was a BIG change. FB: I may have gotten my information wrong, but I thought you went to Kunming first with the group that was of crew chiefs and all that. and then later went to Mingladon. 1 �CB: No, I have an original copy of our general orders that took us the 3rd Squadron from Rangoon, I believe the 1st or 2nd had already gone to Mingladon or gone to Kunming. I don't know exactly the date they left. I don't remember, they may have already gone up there or they may have left right after we did, but we evacuated Taungoo. The 3rd went down to Mingladon and we teamed up with the British who were flying Brewster Buffalos. Well, I say British, but they were New Zealand pilots. A real fine bunch of troops. Most of them were flying sergeants. They didn't last very long. The Brewster Buffalos was the U. S. Navy got rid of thing because it was outclassed and these guys were trying to fly that thing and they didn't make it. First they were trying to fly British tactics which you couldn't do against the Japanese zero anyway or even their [?] 97 fighter. They'd be on you in a minute. We got down there set up shop, we had tent, and we had barracks right next to the runway, you had a barracks. And nice [?] trenches and everything else. They hit us, well we heard that there was a bombing attack in Kunming and that they got first blood at Kunming. And then December 20 or the 21st we had, our fellows ran out and jumped in the airplanes and away they went. And one of the fellows, we were all standing outside the barracks, planes had gone and one of the fellows looked up and there's this air formation flying real high you could just see them way up in the sky and one of the fellows was counting, 3, 6, 9, 12, 15, 21, 24, they're not ours we haven't got that many. And we all dove down in the slit trenches and about that time the bombs started coming down and you could hear, and that's when I got personally acquainted with the war. And it wasn't all it was supposed to be. I was scared, my god, I was scared. I thought every one of those things would land directly at old Watashi? Anyway, they [?] us now this is when Ole Olson got his film. He had gone down to Bombay or Calcutta and had bought a movie camera 8mm movie camera. And that rascal stood on the runway, the side of the runway filming that bomb attack. He bent over to pick up another magazine and a fragment cut the handle off his camera. That's how close it was. If he'd been standing up he'd probably nicked. And they dropped em, I guess the closest one we had was from here out to the street to where the mail box is. They made the attack and I watched P. J. Green come down the chute he was being strafed and pretty soon the fellows start coming back. FB: All right we're going to spend some more time on that. How was the transfer to Mingladon? Crew chiefs went first and the pilots came after what was the actual? CB: Some of the crew chiefs drove including one of the armors, Keith Christiansen, drove trucks down there. My outfit went down by train. The fellows I was with went down by train. The pilots flew in the next day. Flew their planes down the next day. That's now they came in there. FB: What was the first thing you had to do once you got there? CB: First thing we did when we got into Mingladon, first thing we did was look for a place to stay. We got assigned to our barracks and they we just had to wait for the planes to come in. FB: What were the differences in terms of the conditions, living quarters? 2 �CB: Well, we had there we had barracks. About the same as what we had up in Taungoo. Indian cooks. We was actually living in a British barracks what we was living in. Although it's hard to [?] because when you're over there there's a certain smell to the place. You get into one of these barracks and it's got, and you smell the curry and the latrine smell. It's just not a very pleasant smell. You get used to but at the same time it's not home. I just remember, well, here we are and Johnny [?] he was sleeping right next to me. I don't remember, we were all in the same barracks the pilots was in a different place in another area. I don't even remember where they were. I don't remember where they were, but they weren't with us. FB: Now once the airplanes started coming in what where your immediate duties? What were you supposed to be doing? CB: Well, we just had to check them to see that they were ready to go. You see they were completely armed and loaded and ready to go when left Taungoo. But we went out and rechecked them. Usually when you do that you just charge another round thru the. There's gun charges in the aircraft that pilot can do from the cockpit. We just jack a bunch of rounds thru because we kept our guns hot. What I mean by hot is that they were loaded, ready to fire. All they had to do was turn on their armor switches and they would go. We didn't have, cause what we had found that when a pilot got the altitude and they had to charge those 2 50's and those 4 wings--they really knocked them down so we pull the charging handles back on the 30's and lock them up and all they had to do was give them a flip and they would charge in. And the 50's they would charge 50's by hand. FB: Could you give us an explanation of what it means to charge a gun? CB: To charge a gun means to load it. We call it charging a gun and normally on a machine gun you'll do it three times. The first time will feed the round in, next time will put a round on top of a round is a cartridge, next one will put it into the machine gun and then we would charge it the third time which would drop that round and put another one in. In other words, it's a complete cycle. And that's what we would usually do. FB: Once you heard about the battle in Kunming, what was the reaction of the group, what was your personal reaction? CB: When we heard about Kunming, well we thought maybe they'll stop bombing Kunming. I really don't recall too much about the Kunming. We heard that the Japanese had come over there and tried to bomb it and they'd knocked down a couple of planes or whatever the story was and - great, maybe they'll stop bombing then. But we were more concerned with where we were, what was gonna happen where we were because we knew it was just a matter of time that they were gonna be coming over our area because they were down in Indo-China at the time and down around the Moulmein area and there was no reason why they weren't gonna hit us. 3 �FB: If you could, describe the first battle that you encountered from your perspective on the ground - starting from your perspective, give us a picture of what happened. CB: Well when they hit us - when the Japanese bombed us in Mingladon, our planes had taken off and we got down in the foxholes and we heard the bombs coming down and you could hear them - and they walked them right across from one end of the field - you could hear them starting at one end and working their way right towards us and they kept getting louder and louder and louder. Then if a big one went off and it didn't have your name on it - and then they got this many - just the whole stick - which I'm saying, the series of bombs dropped they called it dropping them in a stick of bombs - because they're dropped in train, one behind the other. And they actually missed the runway, they hit all the taxi areas and they hit next to a hangar, they hit in a hangar, they killed some British soldiers but none of our planes was hit. We didn't lose a plane, even the ones that hadn't taken off. So when our planes came back we rearmed and got ready for the next one. We didn't get hit then till Christmas day. FB: It was during this battle that you got a chance to witness what was going on including P.J. Green getting shot down. Will you give us a detailed view? CB: Well you couldn't see very much with the altitude they were at. You could hear those noisy aircraft, you could hear the machine guns and then - I never saw his plane come down - we're talking about P.J. Green - he had bailed out and we saw the chute coming down and then we saw a Japanese fighter coming down in back of him and he made a pass and by the time he went past him, then you could hear the machine guns - I mean the delay in the sound and we were really ticked - you know that they would do such a thing. So we didn't know - he disappeared out of sight and we thought sure he was hit. And then when they came back in we started [?] people we lost like we'd lost Neal Martin, he made a pass at a Japanese bomber and they shot him down - I forget who else - I know we lost Neal Martin. Actually the first raid was sort of a melee that we didn't do all that great - it was Christmas. After that the next raid we had was when things really - we started really knocking them down. FB: What was the reaction of the ground personnel and specifically you, when the planes started to come back? CB: When the planes came back we just ran out there and started working on them. Tried cleaning them up and getting them ready for another mission. There was no - well, they didn't hit us and we figured we'd - I don't know whether you'd call it baptism of fire or what it was - it was very unnerving but when the planes landed, we had a job to do and we just went out and started working on them. FB: Give us an idea of the condition of the airplanes when they came back. CB: Well the planes were loaded with arms equipment - it was just the guns had been fired and we just swabbed them out and loaded more ammunition in them and that was all we did to them. The crew chiefs worked on - the conditions at Mingladon were not all that 4 �great - it was rather dusty and there was one funny thing that did happen though. When they came over and raided, there was a little dip in the ground and when the British troops would run, they all wore black low cut shoes and this was a muddy period, and when the raid was over they all came back looking for their shoes and it was funny to see all these fellows down there - of course they weren't waiting for shoes at the time. This may have happened the first raid, it might have happened the second. I don't remember the exact date. And P.J. Perry got hit at this time, he was hit in the leg with a fragment and he's taken a lot of razzing about it, but he was hit. We did have right after that raid we did have a rather amusing thing happened. We had an alert and General Wavell came in and Shep had gone out - both of us had tommy guns - no, Shep had the tommy gun and I had the bag of round drums - had the ammunition and General Wavell came in and I forget who it was called us over and introduced us to him - I think it may have been Olson. And we had a fellow, an oilfield worker named Tex Blaylock was there. Well the British had lost those ships, the Repulse and other ships in the Indian Ocean - had been sunk and Old Blaylock told the General he said "General, if this thing keeps up you're gonna be reviewing your whole fleet under water." Of course that didn't impress old Wavell at all. In fact when they landed they told him to get out - we were under a bombing attack - that he'd better take cover, which he did. That's really all I remember about that little incident. [BREAK] CB: When P.J. Green was being shot at and he disappeared - just disappeared about 2 or 3 miles away, of course we thought he was dead, but anyway he did show up later on and he said he'd had one of his arms was caught in the shrouds and he was trying to get his pistol out [BREAK] FB: When you start from that, start at the top the fact that he came down in the parachute, make sure they know it's a parachute and then that he was avoiding the airplanes shooting at him, then he disappeared. In other words then finish the story - tell the whole story from beginning to end without all the battle scenes in between. CB: When P.J. Green - we heard the firing and the machine gun fire and then we saw this parachute coming down. Of course at the time we didn't know who it was and we saw this Japanese fighter come in and make a pass at him, he might have made two passes, but I know he made one pass and the chute kept coming on down and just sort of disappeared 2 or 3 miles away - just disappeared and dropped out of sight. Later on we found out, P.J. Green showed up and he was pretty well banged up from the bail out and he said he had his arm caught. If I remember this right, he had his arm caught in the shroud lines, but he said he was trying to get his pistol out, he said "I was gonna shoot at that mother" but you'd have to ask P.J. whether he actually did or not. He was the only one we seen - and of course then our planes started coming back in - landing and we got busy taking care of them then. 5 � 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 Flying Tigers Interviews and Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese World War, 1939-1945--Personal narratives, American Description An account of the resource Collection contains original 1940s films and interviews conducted in the 1990s, documenting the history of the American Volunteer Group (AVG) "Flying Tigers." The Flying Tigers were organized by the United States to aid China during the Second Sino-Japanese War. Original filmstrips were recorded by AVG crewmen Joe Gasdick and Chuck Misenheimer, as well as Chinese Air Force Interpreter P.Y. Shu, who was assigned to assist Col. Claire Chennault as he trained Chinese pilots and established the AVG. Interviews with members of the American Volunteer Group (AVG) “Flying Tigers” were conducted by Frank Boring for the documentary film Fei Hu: The Story of the Flying Tigers, which he co-produced with Frank Christopher under the production company Fei Hu Films. The AVG Flying Tigers were a group of American aviators, mechanics, medical and administrative military personnel, led by Col. Claire Chennault to assist the Chinese Air Force in their defense against Japanese air strikes from 1941-1942. The AVG Flying Tigers also flew in defense of the Burma Road, a major Chinese military supply route. The group disbanded and returned to regular U.S. military service after the Japanese attack on Pearl Harbor. Creator An entity primarily responsible for making the resource Boring, Frank Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</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 1938/1991 Contributor An entity responsible for making contributions to the resource Fei Hu Films Christopher, Frank Gasdick, Joseph Misenheimer, Charles V. P.Y. Shu 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 English; Chinese Type The nature or genre of the resource video; text Identifier An unambiguous reference to the resource within a given context RHC-88 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1938-1945 World War II Relation A related resource Veterans History Project (U.S.) Moving Image A series of visual representations imparting an impression of motion when shown in succession. Examples include animations, movies, television programs, videos, zoetropes, or visual output from a simulation. 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-88_Baisden_Chuck_1991-06-08_v05 Creator An entity primarily responsible for making the resource Baisden, Charles Date A point or period of time associated with an event in the lifecycle of the resource 1991-06-08 Title A name given to the resource Chuck Baisden interview (video and transcript, 5 of 11), 1991 Description An account of the resource Interview of Chuck Baisden by filmmaker Frank Boring for the documentary, Fei Hu: The Story of the Flying Tigers. Chuck Baisden was an armorer of the AVG 3rd Squadron, "Hell's Angels." He joined the American Volunteer Group (AVG) in 1941 after signing a covert contract with Continental Aircraft Mfg. Co. He was with the first forces to reach Burma and was stationed at Mingaladon and Magwe, Burma and Loiwing, Mengshi, and Kunming, China. He left the AVG at the expiration of his contract in 1942 and enlisted as a T/Sgt. in the US Army. In this tape, Chuck Baisden discusses his reaction to hearing the news of Pearl Harbor and the days that followed for the AVG, in addition to the reaction of the group concerning the bombing in Kunming. Contributor An entity responsible for making contributions to the resource Boring, Frank (interviewer) Christopher, Frank (director) Fei Hu Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, American Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films research and production files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/3ffa45b4abea83e6d006fc5ee62e3763.mp4 295a2fea8ae192af079140c859243f69 https://digitalcollections.library.gvsu.edu/files/original/943ec47e6dcb182a70f5780a7f9f2bc4.pdf 3c83c66194d3ecb452df2a8201e4094e PDF Text Text RHC-88 Fei Hu Films Flying Tigers Interview Interviewer: Frank Boring Interviewee: Chuck Baisden Date of interview: June 8, 1991 Transcriber: Frank Boring [TAPE 6] FB: If you can give us an idea of the next few days up until the next battle? CB: After our first bombing attack in Mingladon we had sort of a lull - if I remember right I think we had several alerts, but nothing transpired. We didn't do anything because once you have your airplanes ready to go, there's not a great deal you can do. You just hang around and wait for the next thing. Really what we did I don't really remember. I just remember one thing, we were in the barracks and Johnny Fauth hung his pistol on a rack and the pistol fell out of the holster and went off and it rather disturbed everybody - it blew a hole in the roof, but it didn't do anything else. It's just sort of vague of what we really did, I don't think we did much of anything. I never left the base. FB: Let's go right to the 25th now CB: The 25th was Christmas Day. I don't remember when we had the alert, but our planes took off and they were taking off in two different directions towards each other. The New Zealanders were taking off in their Buffalos going this way and our guys were taking off going this way and they were missing each other - like this - it got really wild. They were airborne and we - I think we had a jeep, it might have been a station wagon - we got off the field and I remember we got on the end of the runway and here comes a Zero right at us, was firing, came right over us, strafing the field - I looked up to see him. Well we all jumped out of the thing and I jumped into a thorn bush and I had shorts on and I remember one of those thorns stuck me in the leg, which came out about two years later I had a little bump and pulled it out and that damn thorn was about that big, came out of my leg. But we got back to the base - they had really got us this time. Our mess hall, which was right by the barracks had been blown up, all the Indian workers, they had taken off and really made a mess of the place. Then our planes started coming back, Parker DuPouy came in with part of his wing - when a fighter or Zero had made a pass at him and he'd taken the fighter off with the wing - and about flew his plane back. FB: This whole point you're talking about now is very graphic, it's very good. [BREAK] CB: Parker DuPouy came back and landed. He was minus about 2 feet or 3 feet of his right wing tip. Him and a Japanese fighter had made a head on approach and he took the fighter right off with the wing loop. The Japanese went in and he flew it back and he still had aeleron control so he landed and it was rather weird, but he did bring it back. Duke 1 �Hedman landed, he'd shot five down on that mission. He was the first one I ever knew that shot five down in one flight and I said "What did you do?" he said "Well I pushed everything forward and dove" and he came back. R.T. Smith landed and he had bullet holes in his airplane and I gave him a cigarette, he's standing there in the wing smoking a cigarette and I said "darn near got you, didn't they?" and he said "I never had a fighter on my ass in my life. That was a bomber gunner." He said "No Japanese fighter's ever gonna get on my tail." About the truth too. Anyway, the other fellows started coming in and we started making a tally and they had just creamed those Japanese bomber formations. They were using Chennault tactics, got a hit, get above 'em, dive, hit 'em and dive away and crawl back up and do it again because they could not fight those fighters in a dog fight, there was no way they could do it. The Japanese would jump 'em and turn and be on their tail and just - they were just too maneuverable. But if they hit 'em, the Zero went down. They couldn't take the fire power. After that, I don't know whether we began to think we were [?] or not, but right after that I think right at the end of that - a couple of days later, our outfit was relieved and we went by train to Kunming - I mean to Taungoo and we flew out of Taungoo by Chinese National Air Corporation back into Kunming. But we did go by train - if I remember rightly we went by train from Taungoo. FB: I think that's where I got confused. A great big holiday for Americans - what was the Christmas - was there any kind of celebration? CB: We didn't have none. One of the fellows, Pawley - or one of the fellows from CAMCO came out in a little car and he had some sandwiches and tea and maybe beer - yeah he had beer, I know 'cause I had one. But my Christmas dinner was a piece of cold liver and a whole quart of Australian beer - Australian ale. If you've ever drank Australian ale on a hot day, it does leave an effect on you. But that was my Christmas dinner. We never even thought about Christmas really - Christmas just wasn't there - there was no feeling, my feeling was there was no Christmas at all. And of course in that country there - that country is not Christian, they don't have Christmas trees up and all that - I just remember leaving. Also that we had open season on Burmese priests. Now we didn't shoot them, but we shot their umbrellas. We knew they were 5th Columnists, there was no doubt about that because they're the same religion as the Japanese and they were giving information to the Japs - no doubt in my mind they were - I couldn't prove it. But anyway when was going up - wherever we was going, some of the fellows were shooting at their umbrellas, they weren't trying to hit them, but they were scaring them a little bit. I think some of the fellows could - Ole Olson could tell that story better than anybody I guess - I think he was one of the culprits. FB: What was the move like to go into Kunming? Who went first, what was the whole process of moving there? CB: Other than us flying in and landing - and we were pretty much a shaky bunch of individuals when we landed - I've seen pictures of them getting off the airplane and we looked like we'd been some place that we didn't like. I mean it was I think a bunch of young kids that sort of got their eyes opened and when we landed we were assigned to the dormitories. When our airplanes came in - I have no idea - I know we went to the 2 �dormitories and then we went out to the field which was 2 or 3 miles from where we were living and planes flew in and I think some of the fellows stayed there.but then it was the First and Second's - it was their day in the barrel. FB: What was your reaction to coming into Kunming? What was the big difference between where you'd been and where you arrived? CB: Well when we got into Kunming it was cold. It was December. Kunming is about a mile high, it's a pretty high elevation, it was cold and we'd been down in Rangoon where it was fairly warm in comparison. It was cold and the food was good. When we got into the hostel - which had been a Chinese University - and they put us up in these rooms - two men to a room and we had a Chinese servant, he took care of the room, made our beds and all that stuff and we could go in for breakfast and you could order a 12 egg omelet if you wanted one. I mean what you wanted, if they had it, you could have it. The Chinese were just leaning over backwards - anything they could do for us they were doing. I know our room was heated with a little charcoal brazier and you had to keep water on it and I remember one night we woke up and we'd had the windows down and I was with Keith Christensen at the time, he was another armorer, and we barely got outside the door we'd been asphyxiated and didn't know it - that charcoal brazier going in there was cutting all the oxygen out of the air. We'd get in our station wagons and we'd go out to the base, which was a pretty good drive - you'd drive right through Kunming and we had a place they called Thieves Market, where if you lost a hub cap you could go there and find it the next day. They'd steal you blind - but it would go on sale in Thieves Market. FB: What was the drive through Kunming like? This was the first time you'd actually been in China. Give us your first reactions as an American going through Kunming. CB: Well it was dirty, it had been bombed and bombed [BREAK] CB: Kunming in Yunan Province was the terminus of the Burma Road. That's where really all the supplies coming up was winding up at Kunming and then it would be dispersed from there. It was dirty, the people were dressed in padded clothes and China was in rough shape at the time. You could smell the Chinese cooking and you could smell the [?] soil because they used human fertilizer and it made it pretty ripe. We would drive all the way through town. What we had to watch was these Chinese what we called yo-yo sticks - it's a little basket they carry on their shoulder - the idea was to try to hit him and spin him you'd hit the basket and spin him around a little bit and get him unnerved to get out of your way. But if you stopped, you really had to watch or you'd lose your hub caps, they'd be onto your car in a minute. They'd take anything that wasn't nailed down and resell it to you - why not? FB: Give us an impression of - once again, this is an American - a young American, first time in China, you're driving through in your jeep, was it deserted streets, were the buildings intact, what was that like? 3 �CB: Driving through Kunming, some of the buildings were down. Most of the buildings were made of concrete or they were made out of Adobe - I'm not sure what material was used. Exceptionally dirty and just teeming with people - there were just people all over and also we couldn't gather that if somebody got hurt, nobody helped them. Of course we didn't know and I've seen a Chinese try to jump on the back of a truck and he slipped and fell and another truck ran over him - nobody helped him. Because in China if you help somebody, then you're responsible for them from then on, so they don't help nobody except their own family. That was something that took a little getting used to. We had a restaurant there called the Nanping Restaurant where we could get fried rice and pigs. We used to eat there and they had a movie theater we used to go to. But that's about all Kunming had to offer unless you wanted to go to an opium den and we stayed out of those things - at least I did. Exceptionally dirty. Of course when you'd get out to the field we had Chinese guards all over the place and they would do anything to help you. They'd salute when you came by and they'd salute and grin and we also had a lot of the Chinese mechanics worked there - that's where we saw most of the Chinese mechanics was out there at Kunming. FB: Give us an idea of the level of training of the Chinese mechanics. How did you rate them, did you have to teach them anything? CB: Now I don't know about the engine mechanics, I do know the armorers were very good. They knew - if they didn't know, you showed them once and you could - didn't worry about them. And they were very conscientious. They'd work - mainly what they did was clean guns. They didn't work too much on the aircraft. We'd tow our aircraft into these [?] that were camouflaged and was in a bunch of trees and they'd be there. We had little boxes set up for them to work on the planes. I thought they were pretty competent - for the armorers - I know nothing about the other fellows - I knew nothing about them. I think they were fairly competent. FB: What was the working relationship with the Chinese armorers at this time? Was there a certain routine you had when an airplane came in? What was the process? CB: It was sometimes yes and sometimes no. It just depended on what you were doing. Most of the time on the flight line they weren't there. We went - when a plane was - we'd pull everything off of it, they were there to do whatever we asked them to do and could do it usually without supervising them. They were very good at cleaning cowlings. They really wanted that airplane to shine. They'd get old rags and they'd wipe all the - [BREAK] FB: We don't know who they is ……especially this pride you seem to be telling about. They were very proud keeping it clean and all that and how important that was to the gun CB: In Kunming we had re[?] - well the aircraft would be towed in there - it was camouflaged - camouflaged netting and it might be half a mile from the field. They taxied them as 4 �much as they could. Well we had Chinese troops there, Air Force troops, and we had Chinese regular troops who did the guard duty and manned the anti-aircraft machine guns and I found them most of the time - they knew what they were doing and they were very polite and they seemed to take a great delight in trying to help us. That seemed to be their biggest thing. Anything they could do to be of service they would do. Like the crew chiefs would have the cowling off - 2 or 3 of them would jump right on that cowling and get some rags and they'd wipe off everything and they wouldn't put it back on unless you asked them to, but they'd have it ready to go. Armorers were the same way. They'd come down and they'd want to clean the guns. They wouldn't try to do things that they didn't know how to do or they wouldn't get in there and show you how to do something, but they would help you anyway they could. I got along with them real well. I didn't have any problems with the Chinese there, some of the fellows did, but I didn't. FB: It wasn't until later that you got into action again, because Kunming after the 20th was not bombed CB: Mainly we were re-harmonizing and re-bore sighting all our fighters. We had a good range there and we set up and we re-bore sighted and harmonized. Because we had a lot of problems with the gunsights and with the gunsights, if they were off why we tried to get them going. So we would set up - I have a picture someplace showing Chuck Older 68. We'd get set up and we'd do the thing - do the same procedure we had down at Taungoo and except we would bore sight them and I guess we fired them in - I don't remember. That's mainly what we did and a lot of time we sat around playing Acey Deucy. If we'd go out and do pre-flight in the morning and sign off the forms and then we wouldn't know what to do. Unlike the military, where they found work for you, if we didn't have anything to do, we didn't have to do it. They didn't make work for us. That was one of the big things that I liked about the outfit and any outfit I was in, if you're not messing around, if haven't got anything to do - you do it when you have to do it and then you're on your own. That was one of the big differences that they had and I liked it. 5 � 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 Flying Tigers Interviews and Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese World War, 1939-1945--Personal narratives, American Description An account of the resource Collection contains original 1940s films and interviews conducted in the 1990s, documenting the history of the American Volunteer Group (AVG) "Flying Tigers." The Flying Tigers were organized by the United States to aid China during the Second Sino-Japanese War. Original filmstrips were recorded by AVG crewmen Joe Gasdick and Chuck Misenheimer, as well as Chinese Air Force Interpreter P.Y. Shu, who was assigned to assist Col. Claire Chennault as he trained Chinese pilots and established the AVG. Interviews with members of the American Volunteer Group (AVG) “Flying Tigers” were conducted by Frank Boring for the documentary film Fei Hu: The Story of the Flying Tigers, which he co-produced with Frank Christopher under the production company Fei Hu Films. The AVG Flying Tigers were a group of American aviators, mechanics, medical and administrative military personnel, led by Col. Claire Chennault to assist the Chinese Air Force in their defense against Japanese air strikes from 1941-1942. The AVG Flying Tigers also flew in defense of the Burma Road, a major Chinese military supply route. The group disbanded and returned to regular U.S. military service after the Japanese attack on Pearl Harbor. Creator An entity primarily responsible for making the resource Boring, Frank Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</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 1938/1991 Contributor An entity responsible for making contributions to the resource Fei Hu Films Christopher, Frank Gasdick, Joseph Misenheimer, Charles V. P.Y. Shu 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 English; Chinese Type The nature or genre of the resource video; text Identifier An unambiguous reference to the resource within a given context RHC-88 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1938-1945 World War II Relation A related resource Veterans History Project (U.S.) Moving Image A series of visual representations imparting an impression of motion when shown in succession. Examples include animations, movies, television programs, videos, zoetropes, or visual output from a simulation. 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-88_Baisden_Chuck_1991-06-08_v06 Creator An entity primarily responsible for making the resource Baisden, Charles Date A point or period of time associated with an event in the lifecycle of the resource 1991-06-08 Title A name given to the resource Chuck Baisden interview (video and transcript, 6 of 11), 1991 Description An account of the resource Interview of Chuck Baisden by filmmaker Frank Boring for the documentary, Fei Hu: The Story of the Flying Tigers. Chuck Baisden was an armorer of the AVG 3rd Squadron, "Hell's Angels." He joined the American Volunteer Group (AVG) in 1941 after signing a covert contract with Continental Aircraft Mfg. Co. He was with the first forces to reach Burma and was stationed at Mingaladon and Magwe, Burma and Loiwing, Mengshi, and Kunming, China. He left the AVG at the expiration of his contract in 1942 and enlisted as a T/Sgt. in the US Army. In this tape, Chuck Baisden describes his reaction to being in Kunming and his first time in China, in addition to the working relationship with the Chinese armorers at the time. Contributor An entity responsible for making contributions to the resource Boring, Frank (interviewer) Christopher, Frank (director) Fei Hu Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, American Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films research and production files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/0b08be209101e8b24beedb83168f91d6.mp4 316f1c613b730101821d3e4cef8d2853 https://digitalcollections.library.gvsu.edu/files/original/0e29f1a44a53f5b342ca436bddfddb70.pdf 1bf63d13f254bf68557868d01e96a8c6 PDF Text Text RHC-88 Fei Hu Films Flying Tigers Interview Interviewer: Frank Boring Interviewee: Chuck Baisden Date of interview: June 8, 1991 Transcriber: Frank Boring [TAPE 7] FB: Your observations of the way the soldiers were or any of this kind of stuff CB: When we were in Kunming we didn't - there wasn't a great deal to do. We did a little traveling around in town, we'd walk around and we'd go to Thieves Market and look around there and we'd go to the cemetery - when they'd have [?] everybody would usually head out in that area anyway. I don't remember doing much of anything really. Did our job and we'd sit around in the - what we did in our off time is really hazy because I don't remember doing much of anything really. FB: Give us an idea of what the Chinese gravesites were like. CB: Well the gravesites were all raised above the ground. I don't know why, but this was the way they would do it. There would be mounds and there were just thousands of them and some of them would have little stones in them - like maybe - they probably would have a coffin made out of stone and then they would put dirt over the mound and there were just hundreds of them all outside of Kunming and I didn't know what they were for a long time, but then people told me that's where they were buried and then we did find one that was part opened and you could see the bones inside one of them that convinced me that's what they were. But it was a very good place to go on alert because you didn't have to dig a hole you could just get down between there mounds all over the place and we had a lot of alerts - but nothing happened. We'd have an alert and they'd yell "Jingbow" and they had black balls. At intersections they had a black ball and if one ball went up it meant the Japanese had taken off. Then they would take another black ball and two of them was imminent, three of them you'd better find yourself a place to hide because they were just about - and they called it a jingbow. And when they had them, people just evacuated the town, they were just scared to death of Japanese bombers. FB: Why don't you give us your observation of one of these jingbows happening, from the first ball did everybody just run or was everybody still doing what they were doing? Then the second ball what happened? Then the third ball and then give us an idea of this - did you ever have to go to the gravesite yourself? All right let's go from the very beginning. You're in town, the first jingbow goes up, what do you observe, what happens, then the second and then the third? CB: Well if I remember this right, when we had the jingbow - now the Chinese had an excellent warning net. They had observation - when the Japanese took off from a base, they knew when they took off and then they started plotting them with their radio net and 1 �telephone lines and stuff like that and whether we had sirens I don't remember, but we had what we called those black ball alerts and that was a ball about that big – [?] flagpole would be at street intersections. I think they did have sirens too. But they'd hang one which meant that there was Japanese in the area, not necessarily …people would start moving - they'd been there awhile, they wanted to get out of the towns. When two went up, people would really start evacuating. There were streams of people going just like bees or flies just leaving the town, all different directions - just get out of the town and on three of them you took shelter because that meant they're just about overhead. Well that was my version of it, if I'm wrong - but that's the way I understood it. We had many of them. I'd usually go find a Chinese anti-aircraft gun someplace and try to talk them into let me use it and sometimes they would and sometimes they wouldn't. I never shot anything there, they never came over. That was the whole gist of the jingbows. FB: Let's now look at your observations of the Chinese military at this time. What did you see in terms of the Nationalists, in terms of the way the soldiers were treated or the soldiers treated the people? CB: The Chinese soldiers, the soldier himself was sort of a peasant. Their system of drafting was just going in a village and scarf up a bunch of them, that's what I could gather. Their higher ranking officers were sort of political, particularly in the Air Force. They came from the upper crust of the family and there was a share of - I won't say bribery - people come from out of town they'd land at the station they'd have to pay off to bring their goods into town. They'd be there taking their money and they had a big problem - now you could always tell the difference between the National soldier and the Communist soldier. The Nationalist soldier dressed in a padded blue uniform, he usually carried a Russian made machine gun or Russian made rifle - the Communist soldier, mustard colored uniforms, he had a lot of German equipment - he had Mauser rifles and they had Mauser helmets and a lot of them carried the old broom handled Mauser pistol - it's a pistol from World War I and they called it a broom handle because it's a real awkward looking weapon. Some of them were completely armed with these pistols also with a sword they carried over their back - the pistol and the sword. FB: You say you saw the Nationalists, I understand that - but how did you see the Communists? CB: [?] It was a Communist Province. The Governor was a Communist. FB: This is what we need to hear. The Nationalists were there CB: In Kunming or Yunan Province, Yunan Province was a Communist Province according to me. They were very reluctant to send their troops down. They would defend Yunan Province but they were very reluctant to send any troops down south. The Nationalist soldiers of course were there in their blue padded uniforms and the Communist soldiers were there and they did have a lot of trouble. They had trouble with the Nationalists seemed to be deserting over to the Communists - not the other way around. I remember one time that we were working down at our munitions building in a place where we 2 �played around with bombs and stuff, and Chennault came down there and said - and we heard the rifle and machine gun fire - we thought it might have been a range or something - we didn't know what was going on - and he came down and he said "Now some Nationalists have deserted to the Communist soldiers and there's a Nationalist company going in there to get them back and if they come across the field, you're to fire on them." Well that to me was not too good of an idea because they might fire back. Anyway I set up my Bren gun and they never came across the field - I'm very happy they didn't. But I did set up my Bren gun and spent the afternoon sitting there - nothing really happened. Then the Nationalist soldiers they did get the deserters back. And that was the first inkling to me that things were not all that great in China. They were having their own internal problems which they definitely did. [BREAK] CB: Our Squadron Commander, Avert Olson, called me in one day and he said "Chuck, we're going down to a base in Burma. What is your opinion - I know we've got some Bren guns" and I knew we had some Waterpool Brownings that came off the Panang, the old gun boat that was sunk - well we got those two Waterpool machine guns we'd got from them and he said "Well I want to take the Waterpool Browinings" and they knew a little more than I did. He said "We want to take those Bren guns. We don't want no fixed defense. Tell you what, let's take 6 Bren guns - or 3 Bren guns and if you want to bring those Waterpool Brownings that's fine." I'm talking about a Waterpool Browning machine gun, it's one that's got a jacket that you fill with water and keeps it from overheating. So I was in charge of that and we got on out. We got on a CNAC plane, took off and almost got clobbered. We came so close to busting our butts. Turned around, did 180 came back and landed and they fixed whatever was wrong with it and we took off and we flew down to Magwe, that's right off the Yunanyi oilfield in Burma - west northwest I guess you'd call it. It's very desert country there. I guess you'd call it a lot like Blythe, California that's about what it looked like and it was - everything was dry and so that's where we went. We landed there and we stayed in the little village of Magwe We stayed in individual homes, people had moved out and we just moved in. You could actually walk to the base, but it was a pretty good hike to the base. That's where we stayed and that's where the Third really got worked on. FB: What was the conditions when you arrived there? What were your duties, what kind of supplies did you have to work with? Did the airplanes arrive at this time? CB: When we arrived in Magwe we got set up in our quarters, the planes came in and we got them ready. We had tents, we used British tents. They have a good desert tent, it's a double ply, there's one section that is an air space and another one. They're a pretty good tent - and slit trenches around there. Well my first job was to set up the machine guns. In slit trenches I set up both the Brownings - I didn't know that I was going to have to build ammo for it though and these were old wet belts, they weren't disintegrating links and I had a little belt maker - it looked like a sewing machine and you'd put your 30 caliber ammo - I had to pull them all out of the links and put them in a strip and you sit there and turn a little crank like this and it tik-tik-tik - the thing that goes through. I didn't have a 3 �very good weapon to tell the truth. Anyway I set those things up and passed the Bren guns out. The Bren gun, incidentally, is a Czechoslovakian automatic rifle. It was a British equivalent of our Browning automatic rifle used in World War II. It was a fine weapon - a lot of people wouldn't say it was - but it was a really fine weapon. But it shot 303 ammunition which was - unless you were with some British troops it was hard to get a hold of. Anyway we passed those things out. Meantime the British air warning - we didn't have any. We thought we did, but they decided to bug out and we had no warning at all and that's when a bunch of us went by weapons carrier or a jeep down to the Yunanyong oilfields to the Yunanyong club, the well diggers and I remember I got so loaded on Drambui booze - Drambui is a horrible whiskey anyway, but it was cheaper than beer and I remember coming back and my head on the back of that - 20 miles I think is what we drove and my head was just going like this. The next morning I was going back to the base - going out to the field rather - and I didn't feel very good and I heard this harrum, harrum, harrum and it was Jap bombers. I just heard the noise and I jumped in a ditch and they came over and did their thing and of course we went on to the base then - went right out to the flight line, got to the flight line and here comes another bunch of them. By that time I'd got my jeep and my Bren gun and I got off the base and they did their thing. They pretty well clobbered the base then. Got back in the car and drove back in, by the time I got back somebody was hollering at me and pointed up and here comes another bunch. Me and the other fellow we jumped back and we went right back where I was and now the fighters were strafing them and I emptied a whole clip at one of them that came by - I should have hit him but I didn't. I made a lot of noise. This fellow in the room said "You shouldn't shoot at him, he's liable to shoot back" I said "That's what I'm here for." Buck Rogers was his name - I knew I'd remember what it was. He died here a few years ago - old Buck Rogers. Anyway we came back and they had really worked us over. They had bombed and it was accurate and they had strafed and we had no warning. The last thing I remember was that we went out to R.T. Smith's 77. R.T. Smith and I went out to 77 and we pulled the armament off of it and the other ones we could get armament that was any good, we pulled the armament off of it and loaded it on trucks and then we left and we headed for Loiwing then via the Burma Road. The truck I was on had a load of Lugit French wine out of Rangoon. The whole truck had nothing but wine and it was horrible stuff. I remember he'd take one out of the case and bust the neck of it off, take a slug and throw it overboard. I might even pay a fortune for it in the States but - we went from there to Lashio and at Lashio we spent the night there and we tried to take the mattresses from the guest house. We tried to load them and take them with us and I always thought it was General Stillwell, but I could have been wrong, but some officer came in there and he just chewed us up for trying to steal this stuff. So after he left we stole it anyway and took it and went on up. On the way up there to Loiwing - No - we went all the way to Loiwing and nothing happened - should have - but we made Loiwing safely. FB: That bombing raid must have done one hell of a number on your hangover? CB: I was cured - I was cured. I think I suffered concussion from my head banging on the side of that dang ??? than anything else. I don't really believe I drank that much, but it didn't 4 �take much for a 21 year old at the time. You could drink two drinks and be on your way. I know I was awful sick. FB: Did you have any close calls during that raid? CB: No. No, no, I was clear of the field and when these strafers would come in they would come in low and they were not looking for me at all. See that's where Johnny Fauth and Will Seipel and Swartz got killed. But see I wasn't there where the bombs were hitting - I was probably from here to the end of the street away from where all this was going on. I was in a pretty safe area. 5 � 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 Flying Tigers Interviews and Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese World War, 1939-1945--Personal narratives, American Description An account of the resource Collection contains original 1940s films and interviews conducted in the 1990s, documenting the history of the American Volunteer Group (AVG) "Flying Tigers." The Flying Tigers were organized by the United States to aid China during the Second Sino-Japanese War. Original filmstrips were recorded by AVG crewmen Joe Gasdick and Chuck Misenheimer, as well as Chinese Air Force Interpreter P.Y. Shu, who was assigned to assist Col. Claire Chennault as he trained Chinese pilots and established the AVG. Interviews with members of the American Volunteer Group (AVG) “Flying Tigers” were conducted by Frank Boring for the documentary film Fei Hu: The Story of the Flying Tigers, which he co-produced with Frank Christopher under the production company Fei Hu Films. The AVG Flying Tigers were a group of American aviators, mechanics, medical and administrative military personnel, led by Col. Claire Chennault to assist the Chinese Air Force in their defense against Japanese air strikes from 1941-1942. The AVG Flying Tigers also flew in defense of the Burma Road, a major Chinese military supply route. The group disbanded and returned to regular U.S. military service after the Japanese attack on Pearl Harbor. Creator An entity primarily responsible for making the resource Boring, Frank Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</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 1938/1991 Contributor An entity responsible for making contributions to the resource Fei Hu Films Christopher, Frank Gasdick, Joseph Misenheimer, Charles V. P.Y. Shu 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 English; Chinese Type The nature or genre of the resource video; text Identifier An unambiguous reference to the resource within a given context RHC-88 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1938-1945 World War II Relation A related resource Veterans History Project (U.S.) Moving Image A series of visual representations imparting an impression of motion when shown in succession. Examples include animations, movies, television programs, videos, zoetropes, or visual output from a simulation. 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-88_Baisden_Chuck_1991-06-08_v07 Creator An entity primarily responsible for making the resource Baisden, Charles Date A point or period of time associated with an event in the lifecycle of the resource 1991-06-08 Title A name given to the resource Chuck Baisden interview (video and transcript, 7 of 11), 1991 Description An account of the resource Interview of Chuck Baisden by filmmaker Frank Boring for the documentary, Fei Hu: The Story of the Flying Tigers. Chuck Baisden was an armorer of the AVG 3rd Squadron, "Hell's Angels." He joined the American Volunteer Group (AVG) in 1941 after signing a covert contract with Continental Aircraft Mfg. Co. He was with the first forces to reach Burma and was stationed at Mingaladon and Magwe, Burma and Loiwing, Mengshi, and Kunming, China. He left the AVG at the expiration of his contract in 1942 and enlisted as a T/Sgt. in the US Army. In this tape, Chuck Baisden describes the scene of the Chinese gravesites around Kunming and the experience of witnessing a jingbow, in addition to the working conditions in Magwe. Contributor An entity responsible for making contributions to the resource Boring, Frank (interviewer) Christopher, Frank (director) Fei Hu Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, American Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films research and production files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/c7a94655c4060b91ee4698da5b09131b.mp4 24e8390a771f42b62da8e5bc66e043e0 https://digitalcollections.library.gvsu.edu/files/original/54a6246cb0763f30e29434b60181244e.pdf 36663a8bc23ca3dac44682546b34a014 PDF Text Text RHC-88 Fei Hu Films Flying Tigers Interview Interviewer: Frank Boring Interviewee: Chuck Baisden Date of interview: June 8, 1991 Transcriber: Frank Boring [TAPE 8] FB: What was the difficulty, if any, of getting ammunition and actually parts for the guns and all that kind of stuff? CB: If they had problems I never heard about it because what we wanted we got. We had some bad ammunitions. We got some Remington export ammunition that was bad and this was real bad news because that stuff's gotta be good for your synchronized guns. You have a hangfire, it'd be in your prop and that's when we lost a lot of props. That was the problem. On a cartridge case you've got a case and then you've got a place for the primer and that's the part that ignites the propellant charge and we found some of them that didn't have a primer hold - in other words - the hole was too small, so you had what they call a hangfire - in other words - the weapon would go off and it would strike it but it would might be like a flintlock - bang-boom - a sequence like that - and with those up you're gonna shoot a prop and we stopped using them. We did have some - Remington export ammunition was the only problem. In fact we stopped using those. We had armor piercing which was a black covered bullet. The bullet was painted black, we had tracer bullet, the tip was painted red and we had incendiary which was painted blue. And incendiaries have a little magnesium charge into 'em. Actually what they'd do, they'd burst and they'd burn, they wouldn't explode. Most of the load was one ball, two balls, two tracers and one --- two balls, two armor piercing and one tracer that was usually what the sequence was in firing. We had no incendiaries for the 30 calibers. That was all just for the 50's. We didn't use very much of them. FB: From Magwe now, where did you go next, how did you go there? CB: Well we got orders to pull out from Magwe and I did not drive, so what road they took, I have no idea. I rode on top of the truck, I rode guard on top of the truck and I just know that we left Magwe and it was - from Magwe we went to Lashio and we spent the night in Lashio and then from there we went into Loiwing. FB: What was the trip like? CB: It was uneventful. It was just driving up a road. We weren't strafed, there wasn't too many - we didn't run into evacuees or anything like that. In fact I think anybody that could leave had already left and it was a very uneventful trip. I don't recall any problems whatsoever. FB: What about Lashio? 1 �CB: Lashio was pretty busy and we got into Lashio and we got in the barracks there - it wasn't exactly barracks, they were like little motels as best I can remember and I don't even remember what we ate or where we ate, but we spent the night there and left the next day. Now the group that you went with was this - CB: No convoy. We went by ourselves, we didn't have a convoy. FB: So this was just you as the armorers? CB: I don't remember who was driving when we went up there. Whether it was Rif Riffer or Christensen - I think it might have been Keith Christensen - I don't remember who was driving. That part of my life is sort of down the tubes because I just don't remember. I just remember going - see when they declared Rangoon an open city, the fellows would go down there on the dock and they'd give them a truck and they'd get a 55 gallon drum of gas and anything you wanted you'd load it on a truck. So one guy loaded his truck up with photographic equipment, another loaded his truck up with wine, another guy winded up ??? store, just cleaned the place up, because the people had left and that's where a lot of the black marketeering - a lot of the guys got booted out over this black marketeering that started going on. They were selling aspirin tablets for $1.00 a piece up there and the Chinese had a version if they could get - was it penicillin - I don't know if it was penicillin or not - one shot of penicillin would cure venereal disease, all they needed was one shot or one pill and that was it, so this stuff was selling. They were selling ammunition for $1.00 a round, you'd get $500 for a submachine gun, $1000 for … prices for everything and you could sell everything you had. That's when some of the guys got caught up in this. FB: Who had that kind of money to buy a $500 machine gun? CB: The Chinese Communists and the Chinese dope smugglers, harem smugglers (break) FB: Our impression is that China especially at that time or Rangoon, the people were very poor, who was actually buying these things? CB: All of this mostly transpired in Kunming when they got to Kunming is where this stuff and they would be met on the road. See you have your Chinese - what you call bandits or warlords or whatever you want to call them, they were raising - some of them were selling raw opium and they were being hijacked. Well they wanted weapons to protect themselves from being hijacked and they had the money. Where they got it from I don't know, but they had the money and they were paying for it. Also the Chinese Communists were buying weapons, anyplace they could get them they were buying them and this is why the Nationalists were so hot on this black marketeering and why Chennault was so hot on it. Those guys got involved into it and unfortunately we had quite a few guys got involved in it and we had some of the fellows that got involved into it that turned out to 2 �be pretty high big shots. Now I sold the stuff I had, but I sold mine - I sold all the stuff I had to a little Chinese guy that came to the barracks. About a pound and a half of pipe tobacco and my clothes. My pistol I sold to Bob Prescott. I paid $20 bucks for it in the States, he gave me $250 for it in China and I was scared to shoot the danged thing. FB: What was your observation of the black marketeering itself? To me there's a big difference between your selling your clothes, it's not black marketeering, so give us an idea? CB: Well the fellows who were bringing this stuff up in the trucks that they got out of Burma and they were selling it to the Chinese, now this was just out and out black marketeering. Now we had some Bickers machine guns, well the British years ago when they shipped stuff, their rifles and machine guns, they took - the complete unit was not shipped in one shipment - the bolts out of the rifles and the toggle bolts out of the machine guns were shipped in another shipment. In other words - if they were stolen, they had to get both shipments. But I know I had to watch the Bickers machine guns because they - who wanted them I don't know - but I knew somebody wanted them and I've been asked about, well if you don't look, why they'll disappear and I wouldn't buy any part of that. Like I say, some of the fellows got involved in selling this stuff and they should have known better. I'd say 50% of them never got caught. But those that did, got kicked out. FB: Now what was Chennault's reaction to this? I mean how did he find out and what actually happened. CB: Chennault probably had people that were reporting to him because no way could he have found out himself. He probably had Chinese who were reporting to him, he probably had people in our own unit that was reporting to him. I don't know how he found out, he had, but all of a sudden, he had never found out on of these guys got kicked out you never had a reason. He just said goodbye and sent him a discharge and the guy was gone. We had some good guys good crew chiefs that got caught with that. And then we had fellows that got kicked out for other reasons. FB: Now we have verified that there was at least a couple who made not only just a few bucks here and there, but almost made a living out of it. I won't say left the AVG they really got into the whole black marketeering thing. Can you comment on that at all. CB: I know two fellows who were big in the, you see you had a money exchange. We could get 3 rupees for an American dollar. That' before the Burma Road closed. Three rupees for an American dollar or you could take your American dollar [?] rupees and take the Chinese nationals money. A rupee was worth cause it was on the Burma Road, rupee was worth more than an American dollar was. per se, because you could get 16 or 18 American dollars, or Chinese dollars for one American dollar. But you could take 3 rupees and do the same thing. In other words, you could almost double and this is what these guys were doing. They were playing the black market and also we had pilots were smuggling gold in. They were going thru [?] they were smuggling gold in, they were smuggling gold back in the aircraft. Some gold in China. I never did know any of them 3 �that were messing around with dope or anything like that but I do know that some of them were doing this. They could put it in the flare racks they put it in the baggage compartment. Who knew the difference? They'd pick it up on Africa the gold coast. FB: What was your observation of that. CB: Well, most of my observation was what I heard people say. I never seen a bit of it myself. I just know I heard talking they'd fly out and pick up an airplane and they'd bring the stuff back loaded down with gold. We had two guys, ground crew guys, made a lot of money on the black market and they were changing currency around. I say black market. It wasn't like selling lend lease stuff, but they were making money one way or another. One of them is dead and the other one is probably going to be at the reunion so I'm not going to be able to names. FB: We know there is two people we have heard come up in on a number of occasions. There is a man who is called Hasty. CB: Hasty was an armor. FB: Now was he the one that then there is also Booker Carney. CB: Booker Carney was bad news. I did know him, but he was bad news. I [?] he shot a guy after the war. Hasty was an armor. Did he get booted out? FB: I think as far as we know he was the one that was married to a I don't know if he was married or not, but to some woman who is named Rose. Carney had Rose and they were very much CB: Well, this Hasty was a pilot or ground crew or armor? FB: I thought he was a pilot. CB: Well, he might have been he had a Hasty that was armor and I was surprised that he was mixed up and I didn't know how he had the opportunity to be mixed up. FB: Ok, but you don't know anything personally about Carney or his CB: No, I don't know a thing about him he's about like Ba, ba black sheep. Boyington. I just knew Boyington, you couldn't depend on him. That's the only thing I knew about him. He wasn't in my squadron. I just hear what his exploits and I had no personal contact with him. FB: We'll just give you some names of various people and if you could just give your comments, if you know them at all, if you know any stories about them or anything else. On Chennault staff there was a person who a lot of us a lot of the guys have said they didn't what the hell he was doing over there. Harvey Greenlaw. 4 �CB: He was useless. FB: Name the guy and then try to give CB: I first Harvey, Harvey Greenlaw down in Taungoo. We never knew exactly what he was suppose to do, but he came out there in uniform all pumped up actually he was he seemed like a I don't know. I never knew what he was suppose to do and nobody and he come out there and say something and nobody pay any attention to him. Old Harvey was (laughter) he shouldn't have even been there. I mean. I felt sorry for the guy. I didn't have no part of him I thought he was useless, but I felt sorry for the guy. He was a lot older, he was old enough to be my dad I think. Of course he was married to Olga [?] who is another story. You probably heard her story. I think she was white Russian. From what I understand, of course she was upper crust what do you want to call her? Live in or live out she didn't' have nothing to do with us ground pounders. FB: What did you hear about Olga. We have heard a lot of stories about her. But I was just wondering from your perspective. Yeah, the sofa any kind of scratching and stuff CB: I just seen her around, you know. Everything I heard was what other people were saying because she didn't travel in my circle. I think probably a lot of it was true, but it was strictly, you know if I was in court and had to swear to it, she'd get off because I didn't know. I just do know that she had an awful lot of admirers and R. T. Smith is the one that can tell you about Olga Greenlaw? He knew her. The pilots knew her. I didn't. Let's put it that way. FB: What about Skip Adair? CB: Of course I knew Skip when he asked to come in the outfit. I didn't see much of him over there. But he was around. I 'd seen him around, but whatever he did I don't know what he did. Actually I had more to do with Chennault that I ever did with Skip Adair. Cause I talked to Chennault several times. He was always real decent to me. I don't think I ever did talk to Skip once we got over there. FB: You mentioned about your first impression the first time you met Chennault and this feeling that you, that you were always saying yes, sir and that kind of attitude. What were the later interactions you had with Chennault? Give us some of the examples of what you were talking about with him. CB: I knew Chennault from when we got there and Taungoo he called me in to go up to get a load of ammunition. Told me what he expected. And then I met him at Loiwing. He came down there and Eric [?] buzzed us with a BT9 or BT6 whatever it was. Looked to us like a zero and we had already been shot at morning and I remember him jumping out the window with the rest of us. FB: All right hold on a second that sounds like an interesting story right there. 5 �Chennault jumping out of a window? CB: Well, we go back to Loiwing. We got jumped on morning. We was in the barracks and they came over [?] were down running up the planes. Actually they caught us, running up the planes or just getting down. They knocked a couple of planes out, but they didn't do nearly the damage they thought they was gonna do. We went all back to flight line and how did that go? I had picked up old Lewis machine gun, old drum magazine, World War II design. I had been playing with the darn thing. We was a little bit jittery, well, they came over that afternoon and our guys were up there waiting for them. And they just, I don't think any of them got back, any of the Japanese got back. They just they were sitting up about 20,000 feet, the Japanese came in at 15,000. They just came down and knocked them down. We was all on the field and Eric had been out in a B in a trainer. I don't know what he was doing but he was coming back. Well, he buzzed the field. I had the Lewis gun and I set the thing up we had a little control tower it was bout 20 foot tall, 15 tall made out of wood. I set it up in the brace to start aim at him. And I said this is not a good way to grow old. I felt it there and went thru the barracks and I jumped out thru the back window and these were fac windows they just swung open and Chennault came out the other window there was a whole bunch of us including Chennault. Chennault came out he made a M1 turn and came back landed and Chennault chewed him out from one end to the other. I told Eric a couple of times, you know I should have shot you down. (Laughter). He said you probably would have. But that was the story on Chennault. Chennault he went with the rest of us now not if, ands, or but about it. FB: That was excellent 6 � 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 Flying Tigers Interviews and Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese World War, 1939-1945--Personal narratives, American Description An account of the resource Collection contains original 1940s films and interviews conducted in the 1990s, documenting the history of the American Volunteer Group (AVG) "Flying Tigers." The Flying Tigers were organized by the United States to aid China during the Second Sino-Japanese War. Original filmstrips were recorded by AVG crewmen Joe Gasdick and Chuck Misenheimer, as well as Chinese Air Force Interpreter P.Y. Shu, who was assigned to assist Col. Claire Chennault as he trained Chinese pilots and established the AVG. Interviews with members of the American Volunteer Group (AVG) “Flying Tigers” were conducted by Frank Boring for the documentary film Fei Hu: The Story of the Flying Tigers, which he co-produced with Frank Christopher under the production company Fei Hu Films. The AVG Flying Tigers were a group of American aviators, mechanics, medical and administrative military personnel, led by Col. Claire Chennault to assist the Chinese Air Force in their defense against Japanese air strikes from 1941-1942. The AVG Flying Tigers also flew in defense of the Burma Road, a major Chinese military supply route. The group disbanded and returned to regular U.S. military service after the Japanese attack on Pearl Harbor. Creator An entity primarily responsible for making the resource Boring, Frank Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</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 1938/1991 Contributor An entity responsible for making contributions to the resource Fei Hu Films Christopher, Frank Gasdick, Joseph Misenheimer, Charles V. P.Y. Shu 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 English; Chinese Type The nature or genre of the resource video; text Identifier An unambiguous reference to the resource within a given context RHC-88 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1938-1945 World War II Relation A related resource Veterans History Project (U.S.) Moving Image A series of visual representations imparting an impression of motion when shown in succession. Examples include animations, movies, television programs, videos, zoetropes, or visual output from a simulation. 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-88_Baisden_Chuck_1991-06-08_v08 Creator An entity primarily responsible for making the resource Baisden, Charles Date A point or period of time associated with an event in the lifecycle of the resource 1991-06-08 Title A name given to the resource Chuck Baisden interview (video and transcript, 8 of 11), 1991 Description An account of the resource Interview of Chuck Baisden by filmmaker Frank Boring for the documentary, Fei Hu: The Story of the Flying Tigers. Chuck Baisden was an armorer of the AVG 3rd Squadron, "Hell's Angels." He joined the American Volunteer Group (AVG) in 1941 after signing a covert contract with Continental Aircraft Mfg. Co. He was with the first forces to reach Burma and was stationed at Mingaladon and Magwe, Burma and Loiwing, Mengshi, and Kunming, China. He left the AVG at the expiration of his contract in 1942 and enlisted as a T/Sgt. in the US Army. In this tape, Chuck Baisden discusses the difficulties the AVG experienced in getting parts and ammunition, the trip to Loiwing and Lashio, and his impressions of fellow members including Skip Adair and General Chennault. Contributor An entity responsible for making contributions to the resource Boring, Frank (interviewer) Christopher, Frank (director) Fei Hu Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, American Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films research and production files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/552bfee01d340bc3fed055708f303c83.mp4 2e8f73b09259d9b52467dc3e025bd4a1 https://digitalcollections.library.gvsu.edu/files/original/a4f00f67ced0b9b38ab1c351f29c944a.pdf 7973e170a1f9875e68b444422fa2e21e PDF Text Text RHC-88 Fei Hu Films Flying Tigers Interview Interviewer: Frank Boring Interviewee: Chuck Baisden Date of interview: June 8, 1991 Transcriber: Frank Boring [TAPE 9] FB: Ok from Loiwing this was when you were traveling on the Burma Road. Left Loiwing, Loiwing, trip up the Burma Road this is when you got your leg burned. CB: We had to leave Loiwing because it was a fair weather base. In other words the rainy season was about to start and we had to pull out of Loiwing. I don't believe it was because the Japs probably did get in there, but we had to pull out of there because it was a fair weather base. Our warning net wasn't all that great. So anyway, we decided so he was going to a place about a half day's drive maybe a half day's drive called Mengshi. We was going to operate out of there. We went in there and found out we couldn't operate, planes came in and landed. I remember Bob Brook came in and asked me to count his ammo and I looked in his 30 caliber ammo cans and just the top belts had been moved out, maybe 20 30 rounds just move off. Well, he said I'll tell you what I was flying along and I found myself flying in a formation of Japs. I was sitting back. He said I flew up in back of them I checked my armor switch on and I came them a squirt and dove away. He said I got him. He said I wondered how many rounds he fired? That's what he wanted to know, I counted them and I don't remember what it was. Came time I found one of our 30 caliber bullets lodged in an ammo can. One of our guys had evidently been shooting and poked a hole in his plane because it was one of our own cartridges. It wasn't Japanese, one of our own bullets. And I showed it to him and I said hey, you got shot didn't you and he said I don't know who shooting at me I was shooting at them. FB: Well, what happened? CB: Well, anyway we spent the night there and then they came in the Chinese nationals brought in gooney bird or a C47, or DC3 and I had my choice of flying back to Kunming. I said no, I'd gone this far and I wanted to finish the trip up in the truck. Clarence Riffer was driving at the time. I was just riding shotgun. And so we took off from there for Kunming. And on the way up why we spent the night in the truck. We had a bunch of machine gun parts in this truck. It wasn't the same truck I started off from Magwe in. We had just a bunch of machine gun equipment, tripods, this and I don't know what all was in there. So we tried to make a fire and during the course of making the fire why old Clarence, or Rif Riffer the gasoline can caught on fire using he chucked on my leg and it burnt my leg pretty good. From there we went to Paoshan. We spent the night at the hostel at Paoshan and then we went deer hunting. Now the [?] of deer hunting was with tommy guns interesting. We didn't see any deers, but we got up and yonder trying to find them. And incidentally that area is a good hunting area. 1 �Around Kunming duck hunting, there is deer so they say I never did see one. I seen the biggest tiger I'd ever seen in my life. We driving at night and the tiger jumped in the road ahead of us in the lights and then bounded off. god, he looked like he was 15 foot long. He was moving out of our way and we went another way and stopped..Chinese, they don't like to be passed. They loose face if you pass them. We found to pass them, pass them on the inside don't try to go round them they'll try to push you off the cliff. You start passing them and they start edging the car off and you got a 1500 foot gorge there. So we passed on this side and we found the best way just fire burst from your tommy gun as you go by them just fire burst over their hood they give you plenty of room. FB: Lose face. CB: Well, the Chinese like a lot of the orientals there's a different face problem. They don't like to lose face and driving on the road when you passed if you went on the outside of the road they would try to push you off the road. Invariably on the Burma Road there was one place that was a cliff on one side and there was a big drop on the other. So we would try to pass on the right and they'd get ahead of you They just try to keep they didn't want you to pass them. So what we'd do we start going around them they'd let you on the right hand side cause they'd say well, I'll push this guy over, but as we'd go by I'd take my tommy gun and I'd shot a short 10 round burst over the hood of their car. I had no intention of shooting them, unless they shot back. They put the brakes on and boy they stop in a cloud of dust and give you the right of way. Might makes right is that what you'd call it? That's what we'd do. That's what I did anyway. I don't know what the rest of the boys did. FB: You had mentioned once before about Keith Christensen. CB: Keith Christensen was armorer was a Navy man. I think he got over there around November. He came over on one of the later boats. Keith was assigned to our squadron. Of course he had a saying that Chennault had called him in and said were having trouble with this 3rd squadron they don't know their job could you sort of straighten them out being you're an old Navy man. Do you know anything about synchronization? He'd been in the Navy since about 1936, 37. He'd been in the Navy a hitch. He and I got to be real good friends we still have this synchronization thing going on even to this day He and I we stayed together we roomed together in Kunming. Stayed together pretty much together, we sort of buddied up. He's older than I am. Just a heck of a nice guy course he. I can't say any more about him he's a real nice fella. FB: What was the synchronization thing though? CB: Well, that thing was said that we couldn't synchronize and he was going to show us how course this thing happened here not too many years ago when they came up to visit here. I put a sign out on the mail box Synchronization Class will be held at 1300 hours. He and Joe Poshefko and their wives showed up and I said you ready for synchronization. Well, at least I know how to spell it. I had misspelled synchronization. I said I spelled it like it 2 �sounds. He said it don't even sound like it is spelled. And that's the story on that. And he hasn't let me forget it. FB: How once, during this whole period of time there was a certain amount of innovations that you had to make to keep the airplanes going and what not. There is a story of how you had somehow done a makeshift bomb. CB: Oh, yeah. Ken Jernstedt and gosh I wish I could remember his name. He was killed over there. They were going to plan a mission run down Moulmain. They had the planes ready to go and I just fooled around with, we had some British incendiary bombs, long silver, about that long, octagon shaped. They got a little pin the side of them and when the pin pops up they are armed and when they hit the ground they burn. Well, I bound them up with masking tape and you could put three of them in each flare rack and talked Ken you want to take them with you? I think he was a little dubious, but anyway he put them in and then we had some Canadian hand grenades and these were plastic. Only plastic hand grenades percussion grenades is what they are rather than fragmentation they make a big bang. You screw the cap on them and they had long piece of cloth and a lead weight on to them and when you threw it this stuff would spin off and when it hit the ground it would go off. We put them in flare rack tubes and put a big old cloth in the tail of it so theortically when it dropped the cloth would slow the tube down and the things would fall out. Well, we only used them once I was really scared of them. And I think they were too. But the other ones Ken told me when he came back he said you know I aimed that incendiary at the hanger but it bounced and went underneath a Betty Bomber and I got the bomber. And I still talk to him and said you never shared your bonus with me on that. He said no I never did and I ain't a goin' to. FB: You had made mention that there was an incident you recall regarding the Army Air Corps group coming in and assigned to do some sort of a morale mission. CB: We had a basic trainer land at Loiwing. Army pilot and a sergeant observer. They landed at Loiwing and came up and told us that they had been assigned to fly morale missions over the Chinese lines to make their presence known. This was an order that came up supposedly from General Stillwell. It was my understanding that Chennault told them to take that airplane and get lost because if they went down there and did that they were going to get shot down. Well, they took off and I don't know whether they flew their missions or not. I don't know what happened to them I never seen them again. But that was the story and this I remember when they landed that trainer. They wouldn't have a chance if they went down there. Trainer flying 90-130 miles an hour, well, it would have got shot down there's no doubt about it. There would be a Jap fighter there within 10 minutes. FB: There was a flare up amongst the pilots of the 3rd squadron during the latter part regarding these morale missions that were being ordered by somebody. Did you have any observation of that? 3 �CB: None at all. I didn't know I knew there was some grousing going on, but I knew nothing about it until after the war. I was reading some of the Sadell?, I didn't know a thing about it. FB: What I'd like to get into now this is sort of an over all picture. Where you part of any thing of those days when things were going 2 or 3 times they would have to go back up? CB: I don't ever recall anything like that. FB: Ok CB: We may have done it. We would rearm them when they came back and check them. Whether or not they took off again or not. But I don't remember. I just don't remember doing that. FB: OK, all right. CB: See when the 1st and 2nd went down to Rangoon, they no doubt did that cause they got real busy down there. Busier than we were. I think because after we left things got a little rougher than we had it.. FB: OK FB: I have a notation here April 42 CB: April 42 was when we was at Loiwing. [?] Berry ?got married there. I don't remember who he married. I didn't go to the wedding. They were married over at the pilot's quarters and I think that they had an alert. We had gone over there and on the way back we were stopped at a road block. I just remember we stopped at a road block and the Chinese one of the Chinese guards he had one of those Chinese grenades and he had this finger hooked on the ring and he'd hold it inside the car. And you don't drive away when some one is holding a live grenade in it doesn't prove to make your life very long. They were looking for a Japanese observer who had bailed out. Now whether we was coming back from his wedding it might have been I just don't remember. I just remember [?] got married. I don't remember who he married or if it was a local girl or American. I just don't remember. FB: This incident with the Chinese stuck a live grenade in there was that a common thing. Was that something that CB: Evidently it is one of their ways of stopping in a road block will keep you from going off because if you took off all he would have to do is hold drop the grenade and hold his finger in the ring and it would arm those grenades had a friction primer on them. You unscrewed the cap and there was a little ring and you put your finger in the ring and when you threw it the ring stayed on your hand and pulled the string and with the friction 4 �primer you ignited the fuse string. They used a regualr potato masher like the Germans used. FB: Where there any other incidents that you can recall where you had not just a confrontation but just that kind of an incident with the Chinese military? CB: No, one time I went down to Chinese anti-aircraft sentries have a 30 caliber machine gun modeled on an aircraft mount. And he had the belt in backwards. Not the bullets in backwards, but the belt. You had to put it in with the double link first if you put the single link in it scratched the truneon?. I showed him what was wrong with it. Well, he had to call his officer. His officer came over there the officer he didn't like it, but he did what I suggested do. I said it is not going to work this other way. But there was no problem he just didn't like me telling him how to run this machine gun. We did notice they were not all that eager to fire. We checked out a bunch of pilots on P-40's. They busted up some of our airplanes. Then we got that Republic Lancer P-43. We got a bunch of those in. The Chinese were busting them up all over the place. The clobbered a bunch of those things. Let's see what else did they do? They had those Russian fighters and when we would have an alert they would taxi them to the boondocks. They wouldn't take off with them. Of course they'd have got shot down it they had. They did go on a couple of bombing mission with their Russian made bombers. I don't know what ever happened on that. I think there was something called in the glory of it We just notice that they were loading them and taking off with them. FB: Why do you think the Chinese were reluctant to fight? CB: I don't think the air force was equipped to fight. Now they say they had some real good fighters later on in the 14th Air Force. I understood that when they went to pick up planes in Africa where they ferried them on in some of these guys would take off and go looking for trouble. They'd get over to Burma and they'd go looking for Japanese. So I think that they were under orders not to use those bi-planes. And of course it looked like they were bugging out, but I don't really believe that they were doing that. I think that they were just getting them out of the way because they couldn't because they were outclassed. FB: You made mention that some of the Chinese got checked out in the P-40. CB: Well, this was just before the outfit busted up. They brought a bunch of pilots in. Now all these pilots had a lot of flying time in other planes. They checked them out in the P-40. I don't know how many checked out 10, 12 whatever it was checked them out. I think they busted up 2 of our planes. I know they busted one up, but I think they busted two up. Calm down a little bit. Then they checked a few more out, but then they started getting these P-43, Republic Lancers that were coming in or they were flying those things. Those things had a, for instance, go into a high speed stall on take off if you reaped one around it would go right into its nose. I had talked to fellows who had taught Chinese pilots and seemed that over there at the time that when they were learning to fly that once they soloed that was it. They didn't need to know any more there were ready to do whatever they were supposed to do. Of course a lot of them were from rich, influential people they 5 �may have not had the qualifications they should had, but they had the pull to get in. Course that is just my own version of it. 6 � 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 Flying Tigers Interviews and Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese World War, 1939-1945--Personal narratives, American Description An account of the resource Collection contains original 1940s films and interviews conducted in the 1990s, documenting the history of the American Volunteer Group (AVG) "Flying Tigers." The Flying Tigers were organized by the United States to aid China during the Second Sino-Japanese War. Original filmstrips were recorded by AVG crewmen Joe Gasdick and Chuck Misenheimer, as well as Chinese Air Force Interpreter P.Y. Shu, who was assigned to assist Col. Claire Chennault as he trained Chinese pilots and established the AVG. Interviews with members of the American Volunteer Group (AVG) “Flying Tigers” were conducted by Frank Boring for the documentary film Fei Hu: The Story of the Flying Tigers, which he co-produced with Frank Christopher under the production company Fei Hu Films. The AVG Flying Tigers were a group of American aviators, mechanics, medical and administrative military personnel, led by Col. Claire Chennault to assist the Chinese Air Force in their defense against Japanese air strikes from 1941-1942. The AVG Flying Tigers also flew in defense of the Burma Road, a major Chinese military supply route. The group disbanded and returned to regular U.S. military service after the Japanese attack on Pearl Harbor. Creator An entity primarily responsible for making the resource Boring, Frank Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</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 1938/1991 Contributor An entity responsible for making contributions to the resource Fei Hu Films Christopher, Frank Gasdick, Joseph Misenheimer, Charles V. P.Y. Shu 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 English; Chinese Type The nature or genre of the resource video; text Identifier An unambiguous reference to the resource within a given context RHC-88 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1938-1945 World War II Relation A related resource Veterans History Project (U.S.) Moving Image A series of visual representations imparting an impression of motion when shown in succession. Examples include animations, movies, television programs, videos, zoetropes, or visual output from a simulation. 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-88_Baisden_Chuck_1991-06-08_v09 Creator An entity primarily responsible for making the resource Baisden, Charles Date A point or period of time associated with an event in the lifecycle of the resource 1991-06-08 Title A name given to the resource Chuck Baisden interview (video and transcript, 9 of 11), 1991 Description An account of the resource Interview of Chuck Baisden by filmmaker Frank Boring for the documentary, Fei Hu: The Story of the Flying Tigers. Chuck Baisden was an armorer of the AVG 3rd Squadron, "Hell's Angels." He joined the American Volunteer Group (AVG) in 1941 after signing a covert contract with Continental Aircraft Mfg. Co. He was with the first forces to reach Burma and was stationed at Mingaladon and Magwe, Burma and Loiwing, Mengshi, and Kunming, China. He left the AVG at the expiration of his contract in 1942 and enlisted as a T/Sgt. in the US Army. In this tape, Chuck Baisden describes his memories of traveling on the Burma Road and incidents with the Chinese military using grenades. Contributor An entity responsible for making contributions to the resource Boring, Frank (interviewer) Christopher, Frank (director) Fei Hu Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, American Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films research and production files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/955aa56cd5bb02ab0ba15df7715e6b8c.jpg 575b9beecdd206676d081b343e259d14 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</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 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s 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. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_001046 Title A name given to the resource Chuck Irwin with new rowing shell Description An account of the resource Chuck Irwin, Director of Physical Education, 1963-1974 with new rowing shell, 1964. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Sports Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/a9cd9d36fd0892d4890c1dd4314bea7f.jpg 997b11e6222f728ab86f2bd933d76aac Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_D189-0026 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1963-06-30 Title A name given to the resource Church in Brooklyn, New York Description An account of the resource Black and white photograph of a close up view of a church located in Brooklyn, New York. Scanned from the negative. Subject The topic of the resource Brooklyn (New York, N.Y.) Church buildings Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/7d8ef0ac0eccc4100c47d625b6c6cf01.jpg 693bc851a307f8f909da53aafea4722b Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_M260-0020 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1972-06/1972-08 Title A name given to the resource Church in County Donegal, Ireland Description An account of the resource Black and white photograph of a distant church located in the countryside in the County Donegal, a largely Irish-speaking region in northwestern Ireland that borders the Atlantic Ocean. Scanned from the negative. Subject The topic of the resource Churches--Ireland Donegal (Ireland : County) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1970s 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/f4e8887dcd8c99f5d81952652284b705.jpg b0fa6b32d20aa5f674dc499dc4dfb883 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I138-0023 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-08-04 Title A name given to the resource Church in Schönburg, Germany Description An account of the resource Black and white photograph of a church in Schönburg, Germany. In the photograph, the church windows on the exterior of the building can be seen surrounded by landscape greenery and a metal fence, while a tall building is seen located in the background. Scanned from the negative. Subject The topic of the resource Bavaria (Germany) Bavaria (Germany)--Schönberg Churches--Germany--Schönberg Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/3c4179d1c2eb99210885e24fa4c15cb5.jpg 1f7b4440ba875b404f30cee1636a87da Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I103-0024 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-07-29 Title A name given to the resource Church in Stawno, Poland Description An account of the resource Black and white photograph of the exterior of a church in the village of Stawno, Poland. In the photograph, the brick church is seen situated next to a tree on a grassy lawn. Scanned from the negative. Subject The topic of the resource Churches--Poland Poland Villages--Poland--Stawno Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ce09f7575f0114831bc1c1829012fc09.jpg 7e9b454d51c1c537e8ab0119ef4d2274 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I103-0031 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-07-29 Title A name given to the resource Church in Stawno, Poland Description An account of the resource Black and white photograph of the interior of a church in the village of Stawno, Poland. In the photograph, sunlight is seen shining through the church cathedral and onto the pews located below. Scanned from the negative. Subject The topic of the resource Churches--Poland Poland Villages--Poland--Stawno Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/045bb49742df88043a30172ce595bb39.jpg 6a5fb1c6289e0c816f622688b8d4c08c Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_A009-0968 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1960-04-15 Title A name given to the resource Church Steeple in Allen Park Description An account of the resource Black and white photograph of an unidentified building in Allen Park, Michigan that appears to be a church steeple framed by neighboring trees as taken on April 15, 1960. Photograph by Douglas R. Gilbert. Scanned from the negative. Subject The topic of the resource Allen Park (Mich.) Church buildings Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/86903c4e08d5a8eb7d050678e26283a2.jpg c92234732660e4fe85da41ee5653768f Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_G058-0008 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1966-06 Title A name given to the resource Church Street in Ambleside, England Description An account of the resource Black and white photograph of Church Street located in the town of Ambleside in the Lake District of England. In the photograph, small local businesses line the street, including "T. and J. Glen Grocer" and "The Wool Shop." Scanned from the negative. Subject The topic of the resource Ambleside (England) Lake District (England) Grocery trade--England Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/18f28924511d121fe894d2706e4a669d.mp4 e18ce37c0d04f9ca6e4011569249caae https://digitalcollections.library.gvsu.edu/files/original/42fa83b4249037a7282ae3c510cd570c.pdf 4b80717860cdbe278126bad57e024cbc PDF Text Text Grand Valley State University Veterans' History Project Dennis Churchill Vietnam War 1 hour 20 minutes 16 seconds (00:00:10) Early Life -Born in 1946 in Benton Harbor, Michigan -Grew up in Spinks Corner near Benton Harbor -Attended Benton Harbor High School -Graduated in 1965 -Father was a mechanic -Served in World War II -Part of the 100th Bombardment Group ("The Bloody 100th") of the 8th Air Force -Worked at a community zoo and helped his father repair cars and farm vehicles (00:02:16) Awareness of the Vietnam War -Knew a draft was coming because of the Vietnam War -Talked to his father about the service and whether he should enlist or wait for the draft -Father felt that Dennis had better opportunities in the Navy or Air Force -Didn't know anything about what was going on in Vietnam -Hadn't paid much attention to it (00:03:24) Enlisting in the Air Force -Zoo closed for the season on Labor Day 1965 -Dennis talked to an Air Force recruiter, Navy recruiter, and Army recruiter -Air Force guaranteed him a position where he could work on aircraft -Enlisted in the Air Force in late September or October 1965 (00:04:07) Basic Training -Left for basic training on November 9, 1965 -Sent to Lackland Air Force Base, Texas in San Antonio, Texas -Even in November it was still hot -Shaved his head before going to basic training, so he could be prepared -Drill instructor noticed and told him that they would cut his hair even shorter -Learned how to march -Taught how to be responsible for your own security and base security -Stayed in dorms and only let in people that knew the password -Password changed daily -Remembers his drill instructor coming to the dorm and asking to be let in -Didn't know the password though, so he kept him out as per orders -Learned about the Air Force's mission -Learned about the ranks in the Air Force -Taught military etiquette for enlisted men and officers -Don't refer to sergeants and other non-commissioned officers as "sir" -Only refer to officers as sir (2nd lieutenant and higher) -A lot of physical training -Weighed 223 pounds when he started training and at the end he weighed 190 pounds -Basic training lasted five weeks -Because he was the heaviest man in his flight, he was made the chow runner -Meant he ran to the mess hall ahead of his flight before every meal �-Alerted the mess hall staff that his flight was coming for a meal -Had only six to ten minutes to eat each meal -Pulled kitchen patrol (KP) duty -He cleaned pots and pans, which was considered the worst job -Peeled potatoes with a short paring knife -Learned to take orders and be disciplined -In retrospect it was probably more difficult than he thought at the time -Had had a lot of freedom as a civilian, and absolutely none as an airman -Adapted to it okay (00:14:10) Technical School -From basic training he went to Sheppard Air Force Base in Wichita Falls, Texas -Learned about the mechanical aspects of aircraft -Specifically 5 Level Maintenance-turboprop aircraft -He was a 3 Level after technical school, but could rise to 5 Level -Relatively easy -Still had strict guidelines -Had fatigues you wore to school and fatigues you wore for inspection -Ironed your own shirts and pants -Trained by a retired aircraft mechanic -Learned a lot from him -Easier for Dennis than for other men -Able to finish his class work before he left school for the day -Had inspections in the afternoons, twice a week -Kept everything as unused as possible to make inspections as successful as possible -Meant walking on one side of the hall, using one toilet, one urinal, etc. -Cleaned everything by hand and with a toothbrush -Made sure everything was polished -Found the process to be trivial at the time -Learned that it was about being disciplined and following orders without question -Two men got sent to the brig during technical school because they refused to follow orders -Completed technical school in late March or early April 1966 (00:22:48) Stationed at Forbes Air Force Base Pt. 1 -At the end of technical school he received 15 days of leave -Reported to Forbes Air Force Base in Topeka, Kansas -Had C-130s -Dennis worked on those -Had RB-47s (reconnaissance variant of the B-47 Stratojet) -Progressed to 5 Level Maintenance in October (or November) 1967 while at Forbes (00:24:21) Progress of Vietnam War -Remembers men discussing the Vietnam War at his technical school -Remembers one man training to be a lineman -Told Dennis that he (the prospective lineman) would only survive 3 months in Vietnam -Came as a reality check after feeling invincible and almost immortal -Never knew what happened to that man -Didn't fear getting sent to Vietnam -Still had plenty of training to do (00:27:46) Evacuations in the Dominican Republic -Helped at San Isidro Air Base during political unrest in the Dominican Republic -Evacuating people and cargo �-Stationed there for three weeks -One week before he got there, two motorcyclists drove through the base -Gunned down four or five people -Worst living conditions he ever experienced -Had to lock up planes at night -Had to deal with massive, tropical spiders -Loaded aircraft with personnel and cargo and continued to work while planes made runs -Remembers evacuating out of the base with a mix of civilians and soldiers (00:31:42) Stationed at Forbes Air Force Base Pt. 2 -Got involved with the motorcycle club at Forbes Air Force Base -Became the president of the club -Received a safety commendation for improving safety conditions in his area on base (00:31:57) Stationed in England -Did temporary duty (TDY) in England -Felt it was a good experience to be in a country so far removed from the United States -Exposure to an older culture -Flew there in a C-130 -Noisy, but it didn't bother him -Flying across the Atlantic Ocean in a transport plane was interesting -Looked everywhere on the plane to see if it had been taken care of well -Flew from Kansas to Goose Bay, Labrador to Greenland to the Azores to England -Stationed at RAF Mildenhall, England -Helped with paratrooper training exercises in West Germany -Stationed in England from December 1966 to January 1967 -The English people liked American servicemen spending their money -Got to visit London and see #10 Downing Street -Not aware of any anti-war or anti-American sentiments (00:37:02) Stationed in Taiwan -Returned to Forbes Air Force Base and received orders for Taiwan -Realized Taiwan wasn't very far from Vietnam -Given 20 days of leave -Went home and his parents threw him a big party -In retrospect, he believes they didn't think they would ever see him again -Flew from Benton Harbor to Chicago then to Seattle -Given a ticket in Seattle to fly to Tokyo then to Taipei, Taiwan then to Taichung, Taiwan -Stationed at Ching Chuan Kang (CCK) Air Base near Taichung -He was assigned to the tire shop -Disappointing assignment, but worked with good men -He was part of the field maintenance squadron at the base -Had an electronics shop, avionics shop, hydraulics shop -Did general maintenance for aircraft on the base -70% of the personnel and aircraft was American, the other 30% was Nationalist Chinese -Had hospitals -Supply personnel -C-130s -Nationalist Chinese fighter planes -Planes at CCK supported operations in Vietnam -Bringing troops and cargo to bases and outposts in Vietnam -His duty was to repair aircraft tires, or put new tires on the aircraft at the base �(00:44:30) Stationed in Vietnam Pt. 1 -Assigned to Tuy Hoa Air Base in Vietnam -Worked on aircraft sent from bases in the Philippines, Japan, Taiwan, etc. -Worked in the tire shop there as well -Stationed in Tuy Hoa in the summer of 1968 for 30 days -Stationed in Tuy Hoa in the fall and winter of 1968 and going into January 1969 -Total days for that stint was 60 days -Assigned to Cam Ranh Bay for 90 days -Tuy Hoa was 75-100 miles north of Cam Ranh Bay -Flew to the Americans bases in Vietnam -Saw some primitive bases essentially in the middle of enemy territory -C-130s couldn't stay on the ground long because they drew too much enemy fire -Remembers being shot at while in a C-130 unloading cargo -Flew to Da Nang, Nha Trang, An Khe, and Pleiku -Took fire on those supply runs -Mostly mortars and small arms fire -On one supply run a mortar hit an engine -Came as a rude awakening -Took fire at Tuy Hoa on a regular basis -Had bunkers close to their living quarters -On his first night there the North Vietnamese mortared the base -Everybody got out of their bunks and ran for the nearest bunker -At Cam Ranh Bay he and a few other men watched as gunships bombarded a nearby hill -Watched as tracer rounds from the guns raked the North Vietnamese emplacements -While at Cam Ranh Bay he was on the recovery crew -Not a bad job -Helped unload planes -Sobering to handle the body bags -Realized that body bags took priority for transport -Learned to view the body bags as cargo, not dead soldiers -Helped maintain an emotional distance -Usually, body bags weighed around 150 pounds -Sometimes they only weighed 25 pounds -Knew that it was only an arm, or a leg that was recovered -Learned to be suspicious of all Vietnamese people, especially ones that worked on the base -Told to watch Vietnamese civilians for any sabotage or intelligence gathering activities -Remembers watching an old man counting his steps to measure the runway (00:59:56) Downtime in Taiwan Pt. 1 -After every temporary duty in Vietnam he received time off -Went to bars in Taichung -Bought a motorcycle in Taiwan and shipped back to the United States in parts (01:00:50) Stationed in Vietnam Pt. 2 -The first time he went to Vietnam he was selected to go -Wrote his parents telling them he was being sent to Vietnam for a little bit -His mother had the local newspaper run an article on his service in Vietnam -Volunteered to go back to Vietnam, twice -Got paid “hazardous duty pay” and didn't have any taxes taken out of his paycheck -Out of his fifteen months at Taiwan, nine of those months were spent in Vietnam �(01:02:46) Downtime in Taiwan Pt. 2 -Didn't leave the island for leave or R&R -Did visit Sun Moon Lake -Scenic resort area in Taiwan (01:03:25) End of Service & Coming Home -Received an early discharge -89 days earlier than expected -Boarded a plane in Taipei and flew to Japan then on to McChord Air Force Base, Washington -Discharged from the Air Force at McChord -Remembers seeing protestors outside of McChord Air Force Base -Didn't know what they were protesting -Learned that younger sister was part of the anti-war movement -Told his parents he was in the United States -Caught a flight from Washington to Chicago -Took off at 10 PM and landed in Chicago around 3 or 4 AM -Stewardess sat next to him for part of the flight and talked to him -Told him that there were hostile anti-war protestors and to expect confrontations -When he landed at Chicago's O'Hare Airport there were anti-war protestors -Possibly Hare Krishna followers -Saying anti-war slogans at him -Ignored their insults and protests -Parents picked him up at the airport and brought him back to Benton Harbor (01:11:16) Life after the War -Tried to blend in with society -Friends talked about the war in a negative light -He agreed that too many people were dying because of the war -Wasn't sure how he felt about the war's mission -Always felt that his friends seemed displeased that he had served in Vietnam -Went to work for the Whirlpool Corporation near Benton Harbor in September 1969 -Coworker made negative remarks to him about Vietnam and his service in Vietnam -Gravitated toward coworkers that were veterans -Had trouble adjusting to the flexibility of civilian life -Still wants things to be in order -Had been offered $7,000 to reenlist in the Air Force, but declined -Wanted to get back to Michigan and his family -Met his wife in October, or November 1969 -Got married in 1970 -Considered reenlisting for the money and the benefits -Wife supported his decision if he decided to reenlist (01:17:46) Reflections on Service -More disciplined -Wants things to be orderly -Respects and views military personnel and veterans in a different way -Know what they went through, and go through being in the military -Part of a long family tradition of military service -Son served in the Air Force for 20 years -Relatives served in the Civil War, World War I, and his father in World War II -Believes there is more respect now for veterans and is happy about that � 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/. Identifier An unambiguous reference to the resource within a given context ChurchillD1026V Title A name given to the resource Churchill, Dennis Ray (Interview outline and video), 2015 Description An account of the resource Dennis Churchill was born in Benton Harbor, Michigan in 1946. He enlisted in the Air Force in late September, or early October 1965 after graduating from high school in that same year. He received basic training in November 1965 at Lackland Air Force Base, Texas and mechanical training at the Technical School at Sheppard Air Force Base, Texas. He was stationed at Forbes Air Force Base, Kansas and did temporary duty assignments at San Isidro Air Base, Dominican Republic and at RAF Mildenhall, England. He was reassigned to Ching Chuan Kang Air Base near Taichung, Taiwan and while there served multiple temporary duties in Vietnam. While in Vietnam he was stationed at Tuy Hoa Air Base and Cam Ranh Bay and made supply runs to the major American bases in the country. After his time in Vietnam and being stationed in Taiwan he received an early discharge from the Air Force, and was discharged at McChord Air Force Base, Washington in 1969. Creator An entity primarily responsible for making the resource Churchill, Dennis Ray Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American United States. Air Force Type The nature or genre of the resource Moving Image Text 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> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource eng Date A point or period of time associated with an event in the lifecycle of the resource 2015-12-08 Relation A related resource Veterans History Project (U.S.) 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 https://digitalcollections.library.gvsu.edu/files/original/5752a0125b812e8ce999b065608493ea.m4v f158fd332a1df13fd393b25e25800d9a https://digitalcollections.library.gvsu.edu/files/original/d8abc97da500f74b820aa52075355b3a.pdf 12163b5a7930c412c229649813d6257b PDF Text Text Grand Valley State University All American Girls Professional Baseball League Veterans History Project Interviewee’s Name: Jean Cione Interviewed by: Gordon Olson September 27, 2009 Milwaukee, WI at the annual alumni reunion of the All American Girls Professional Baseball League Transcribed by: Joan Raymer March 4, 2010 Interviewer: Give me a little bit of background if you will. When and where were you born, your parents names and a little of that sort of information.” I was born in Rockford, Illinois in 1928 and my parents were Vi and John and I went to school at a county school for eight grades in Rockford, Illinois. :53 Interviewer: Were all eight grades together at county?” Yes, oh no, no. Interviewer: “Then it wasn’t a small country school?” It wasn’t that small. And I was, as everybody was in those days, an outdoor “tomboy”. Interviewer: “Which means that you started playing ball as a little kid?” I started playing ball as a little kid. I played catch with the guy next door who turned out to be a neurourgeon and my mother thought that that thing that was hanging from my right hand was part of my anatomy because that’s how often it was there. 1:39 Interviewer: “That was your glove?” That was my glove. Interviewer: “And it went everywhere with you?” It did Interviewer: “You’re a natural left hander and they didn’t try to change you? A lot of people our age, young people if they were left handed, and they would try to make them switch to right handed writing and that sort of thing.” Well, I’m kind of ambidextrous. I batted right, I threw left, I write right, I iron both ways, whatever’s handy really. 2:13 Interviewer: “If you’re going to throw, it’s better to throw left handed because there’s more demand for left handed pitchers.” There are fewer of us; I guess that’s probably why. Interviewer: “what are your recollections, before there was a league, of playing ball? Where did you play and how did you develop as a ball player?” 1 �Well, I played neighborhood ball with the boys. When I was in the eighth grade I played first base on the boys softball team and since it was a county school we competed with other county schools and I earned a letter at that county school. I of course went to junior high school in the city and there was no opportunity for women back then and so I played in an industrial team league and on industrial league teams. Now, Rockford, Illinois was the largest machine tool center in the world and the town was full of factories of all kinds. 3:33 They made huge machines and sent them overseas and so forth. Well, each of those industrial corporations had a men’s baseball team and a women’s softball team. This was a large city. The second largest city in Illinois at that time and so I played then in the industrial teams. 4:03 Interviewer: “So there were sports opportunities for women in Rockford?” There were, definitely. Rockford had a wonderfully developed park system, the University of Illinois at Champaign Urbana came up and set it up and Rockford was half Swede and half Canadian with a few Polish and Irish thrown in there, but they put their money in their city, so there were really opportunities for children. 4:34 Interviewer: “You said that you got a letter for playing on the eighth grade team at the county school. How unusual was it for girls to be on the school team like that?” Well, at the luncheon today, they talked about the first and I was the first. Interviewer: “That makes it unusual. In high school were there any sports you could play in high school?” They called it GAA, girls athletic association and we played among ourselves and if we did have opportunities to play with girls from other schools, with mitts. 5:24 Interviewer: “That’s right, there was a sense that girls shouldn’t be—not only that girls weren’t so competitive, but they shouldn’t be so competitive.” Absolutely, and in those days girls were short and supposed to be short as opposed to now, they step out and they are tall. 5:50 Interviewer: “They’ve been feeding them real well lately. You were playing in the industrial league when you learned about the opportunity to play women’s baseball?” Well, I was born and went to public school in Rockford, Illinois and the “Rockford Peaches” came into Rockford, Illinois and established Rockford as their home team in 1943 and I was fifteen at the time. 6:19 Interviewer: “Still in high school?” Yes, still in high school and my dad of course, who was my very best friend, took me to the ball games and I would say, “Dad, I’m going to play some day”. 2 �Interviewer: “Had he supported you as a ball player? Did you learn any baseball from him?” No. Interviewer: “He was just a fan?” Yes, he was just a fan. I didn’t learn it from him, but yes, he supported me and my mother supported me too because it was two against one, my dad and I. Interviewer: “She might as well go along with it.” Yes, she might as well go along with it. Interviewer: “Are there other brothers and sisters in your family?” I do have a sister, but she’s fourteen years younger. After they had me they had to wait a long time before having another one. 7:14 Interviewer: “Even if she had been a ball player there wouldn’t have been an opportunity like you had for her would there?” No there wasn’t, and we were very, very fortunate. We were just lucky. Interviewer: “So, the Rockford Peaches come to town and you see some games and you decide, “I’m going to do that”. How did you go about accomplishing that?” 7:37 Well, they held a tryout a couple of years later and I was seventeen at that time and Max Carey came into town and he held a tryout and I was invited to spring training. I could throw, I could hit, I could run. The finer points of the game probably weren’t very evident, but he saw something there that might be developed. Interviewer: “At that point did you have a sense of yourself as a pitcher at all yet?” No. Interviewer: “That’s coming yet. When you first learned of it—Max Carey comes to town—did you have an understanding of why they were doing it? You knew there was a war going on, but did you connect the women of the baseball with the war or anything like that?” 8:36 No. Interviewer: “That’s going to come, along with other things. So the tryout is complete and he likes what he sees, then what happens?” I went to spring training, it was held in Chicago, we stayed at the Allerton Hotel and worked out in one of the big Chicago parks and I made the cut. Probably I made the cut and went with the Rockford team because I was a Rockford girl and there’s some draw in terms of people coming to the ball game to see me. I was very, very fortunate to play under the manager who I consider the best manager who ever managed in the league, Bill Allington from Van Nuys, California and he loved the game you could tell and he was a 3 �good manager. 9:43 All of us bench sitters and rookies had the opportunity to work out every day we were home. The regulars didn’t because we played every day on a ten game schedule. From him I learned how to fly, the finer points of the strategy of the game. He sat us next to him on the bench and made sure we understood the game, all the cutoff plays, all the finer points of the game so, I was able to survive. 10:28 Interviewer: “You had time to do hitting every day?” Yes. Interviewer: “At what point does pitching become part of baseball?” Well, the league was managed more as a league opposed to individual teams and they realized that they had to keep competition close in order to make it interesting for the public so, they had what they called an allocation system and each team could protect x number of players and the rest of us were put into a pool and I went to Peoria and was their regular first baseman for a year. They didn’t protect me; they threw me into the pool “Pop Murphy” from Racine picked me up. 11:43 We had spring training in Havana Cuba that year and he picked me up and we toured up through Florida along the Atlantic coast with those particular teams all the way up and he worked with me because he thought maybe I could pitch—he saw something. Interviewer: “He saw a fastball I bet.” I don’t know what he saw, but I appreciated him very much. Those were exhibition game with two teams would travel up together. Interviewer: “Do you remember what the other team was?” No I don’t. I remember going into my first exhibition ball game and striking out Jo Leonard, who became a very good friend of mine and who I played with much later on, but I pitched, he threw me in the games, all the way up to Racine and the season started. 12:56 Rockford had some injuries as they came up through their particular area where they toured and Bill—Racine had won the championship the year before and Bill Allington asked the league if he could get some help until his pitching crew got back into physical shape and could play again, so Murphy thought that was a good idea and they could make mistakes on Bill’s team, so I went to Rockford and I didn’t make too many mistakes and Murphy wanted me back and I guess there was quite a discussion over a period of time and in order to keep both managers happy they gave me to Kenosha. 13:52 I was with Kenosha for the rest of my career. Interviewer: “You stayed in the same general vicinity, but you didn’t get to go home again.” No. Interviewer: “I’ve got a couple questions I want to ask you and it suddenly occurred to me, I haven’t asked this of other. The make-up of the team that you 4 �play on—you said he needed pitching, how many, do you remember how many were on the team? There were some bench sitters.” Yes there were. They carried at least four or five pitchers and nine and five is fourteen and I think the rosters were seventeen or eighteen players. 14:36 Interviewer: “That’s not many players, particularly if you’re playing every day and somebody is going to be a little “gimpy” once in a while. That’s not a “deep bench” as they say.” That’s probably why Bill took the rookies and those that sat on the bench and worked with them because we had to go in at times. Interviewer: “You had to be ready or about as ready as he could get you. The other thing I wanted to back up to—you said you went to Cuba and came back; do you have recollection of that time in Cuba and spring training in Cuba?” 15:13 I certainly do. Interviewer: “Share them with me please.” There was music twenty-four hours a day in Cuba and it was just wonderful. Music is something that’s very important to me and I loved it. We were taken to eat at one of the hotels all the time and the food was terrible, so most of us ate at “Sloppy Joe’s”, the bar between our hotel and the hotel where they fed us. Interviewer: “We shouldn’t assume you were in Havana, rather than assuming, the people listening later will know that the spring training took place in Havana. All the teams were there?” 15:59 All the teams were there, yes they were. We trained at the University of Havana’s facilities, huge facilities. Interviewer: “The Cubans love their baseball.” Yes they do and they came out in great numbers for the exhibition games and they were around to watch us train also. Interviewer: “Did they seem to appreciate the level of the baseball that you played?” Yes they did, we heard nothing negative and so you assumed that they accepted you. Interviewer: “I have also been told that the Cuban men were particularly impressed by the fact that these were young women out there playing. Is there any truth to that?” 16:44 Yes they were. Of course the Cuban men are very sexy, very sexy, you would have to just really be careful. 5 �Interviewer: “I’ve seen a couple of great pictures of a group watching practice. A group of young men up in the stands watching practice and waiting, I think, for the first moment that practice was over, so they could get better acquainted.” They were and after practice we generally showered—we went back to the hotel and showered and changed clothes and we hired a taxi and he would come and pick us up and take us all over Havana and make sure if we got thirsty we would have a “cervesa” (for the non Spanish speakers, “a beer”) and we saw a tremendous amount of the poor and the rich in Cuba. 17:56 Interviewer: “This is out of context with the story of your baseball career, but it’s an interesting topic. Your horizons were significantly broadened by the travel opportunities that came with being a baseball player.” Absolutely. Interviewer: “Not only just in terms of seeing places, but seeing other people and other culture and maybe parts of –the poor as well as those better off and just a better understanding of humanity in a sense.” That’s right and appreciated it. Interviewer: “It carried over later in your life?” It did, I think it did. Interviewer: “We may get back to that later and think about that a little bit more, so this is 1947 and you could throw hard, but the world is full of people who can throw hard, but they can’t hit what they’re throwing at.” 19:02 I have a funny story to tell you about that. Inez Voyce, she was a left-handed first baseman. Interviewer: “For the Grand Rapids “Chicks” among others.” And South Bend, the South Bend “Blue Sox” and somehow or other she trained, she was trained with us at our particular area of the ball park and Bill Allington came over to us, the two of us, and he said, “you two, I want you to go out there in left field and play catch until you can throw the ball where you’re aiming, you just get out there and work on it”, and I never ever forgot that. Inez and I share that story together. 20:00 Interviewer: “And it worked.” It worked, yes. Interviewer: “Before we move on from Bill Allington, if someone were to say to you, “I want a short capsule description of him and his personality, behavior--why was he so good?” 6 �I can only give you from my perspective. He was so good number one, because he really cared for the game. He instituted many plays that often other teams didn’t use, for instance, just hitting the ball on the ground and the runner on first base going from first to third, you know, those kinds of things. That’s what made him good and he cared and I just really liked him. 21:10 Interviewer: “Big man, small man?” Very wiry and medium height. Interviewer: “Loud, quiet, soft spoken?” It depended on whom he was talking to and what he was saying. I can’t say he was loud or gregarious, he wasn’t, he tended to business and I liked that because that’s the way I was brought up. Probably brought up too much that way, really focused on what I was doing and he was really focused on what he was doing and he expected you to function that way and that’s why I think he was good. 21:59 Interviewer: “Now, do you have a recollection of the first league game you pitched in? You were pitching in these exhibition games up north.” That’s very interesting--you know I don’t, I do not, I don’t remember the first league game I pitched in. Interviewer: “Are there other games that stand out over time? Some play off games?” My no hit no run games stand out in my mind. Interviewer: “Gee, I wonder why that is?” A twelve inning duel with Ziggy, Alma Zeigler from Grand Rapids. I don’t know why they stand out that way. Interviewer: “Let’s talk about those no hitters. You had two no hitters in a very short period of time.” That must have been a good year. 22:50 Interviewer: “Yes, I guess, so there’s a superstition in baseball that you don’t talk to the pitcher until they give up a hit. If they get deep into a game you leave them alone and no one mentions the fact that there are no hits. Did the women follow that same kind of superstition?” I think so because I don’t remember discussing it or anybody saying anything about it. Interviewer: “Did you have a notion what you were doing?” 23:15 Yes. 7 �Interviewer: “Any moments in that game that stand out where they came close to getting a hit?” No moments stand out, sorry. Interviewer: “Ok, that’s ok, sometimes you’re so lost in the next batter you’re not thinking about anything else. There was two of them up, roughly that and you have to feel pretty good about yourself at that point, you’ve got this pitching thing figured out. I think it was. Well, I’ll tell you something, if you didn’t feel good about yourself, you didn’t last in that league. Interviewer: “Do you want to expand on that a little bit?” 23:57 Well, you had to have confidence, you had to think that every time you walked out on that mound, you walked out on that mound for one purpose and it was to win that ball game, and if you didn’t have that confidence—athletes cannot perform unless they have that confidence and some people call it cockiness and whatever it is, if somebody asks you, “are you good”, you say, “you betch ya”. Interviewer: “I can strike you out. Describe yourself as a pitcher would you? What did you throw? What were your strengths and if there was a weakness, what was it?” 24:46 I was primarily a power pitcher. I developed a cross fire where I stepped to first base and brought it in right under your ribs. I was not afraid to work the inside of the plate. I had a changeup and later in years, I developed a two fingered knuckle curve and obviously that’s a ball that’s thrown with a spin on it and when it loses enough momentum, it falls off and I was left handed and that was good for pitching against some of the very, very good left handed hitters. 25:41 Interviewer: “A cross fire’s a pretty effective pitch against some of them too.” We had –I do remember this—In one of the games I pitched in Kenosha, an Umpire, his name was Remo, his last name, was behind the plate and he caught every one of those cross fires and called them strikes and sometimes that’s hard for an Umpire because it catches the front of the plate and by the time it reaches the back of the plate it’s in the sand and that probably was very important to my further development as a pitcher. 26:26 Interviewer: “It gave you confidence to keep throwing. It’s a pitch—you say it starts out from the first base side and if it’s a left handed hitter their tendency is to lean back or away from it and a right handed hitter, their tendency is to think it’s coming inside at them and you’re right, if you throw it right it comes right across the front left hand corner of the plate and it’s still a strike, but the catcher is reaching beyond the strike zone to pick it up and they will miss it.” 26:47 8 �They will because it’s very easy to miss. I had some Umpires that did miss them and I didn’t like it. Interviewer: “Did you ever get in an argument with an Umpire?” Oh sure. Interviewer: “Ever get thrown out?” No, not that big of an argument. 27:16 Interviewer: “What was the quality of the umpiring in your mind? Your standing up—pitchers have a particular perspective on umpiring, that’s for sure, how would you assess the umpiring in the games you played in the league as you saw it?” I think it was very good. I think it was very high quality. They’re going to miss some stuff, but we didn’t let them know that we thought that they were going to miss some stuff, they were going to, but I think the quality of the umpiring was excellent. 27:54 Interviewer: “Which is probably not a bad idea—attitude for a pitcher to have going out there. Think of the Umpire as your friend and if they sensed that at all, they just might become your friend. As a hitter I always felt that way. Any teams that you felt a special rivalry with at all?” Well of course I always felt the rivalry of Rockford. I welcomed going into Rockford and beating them and they were very, very good, very good. I played with Rockford my last year in the league and many of them became very close friends, but that was the team that I welcomed pitching and playing against. 28:53 Interviewer: “It makes sense, if you can’t play with them then the best thing you can do is to go in and beat them.” That’s right, that’s right. Interviewer: “Talk to me, if you will, a little bit about travel. How you go t around, the teams were fairly close together, but you still had to get from one town to another on short notice sometimes.” In 1945, when I played with Rockford, we traveled by train, the Illinois Central out of Rockford into Chicago and then changed trains to other locations; New York Central up into Michigan and that was wonderful. Travel by train was just super. Well, the league figured out that if they had their own buses it would be cheaper and more efficient. If we had a trip from Kenosha, Wisconsin to Grand Rapids, that’s a long trip and we would leave after the ball game and stop somewhere and have dinner before we left Kenosha and then you traveled all night. 30:12 It was much more efficient for the league to go by bus travel. Big buses and they were comfortable. Interviewer: “No sleeping berths though on a bus.” No sleeping berths. 9 �Interviewer: “You had to figure out your own way to get comfortable.” You just had to kick back and do what you could. Interviewer: “Now, when you got into—as a visitor coming into a town, you’re in that town for three or four games, something like that, did you stay in hotels, did you stay in homes?” 30:52 We stayed in hotels and we stayed in the best hotel in that town, yes we did. Interviewer: “At that point the league took care of you in that regard.” They absolutely did. We stayed in the VanOrmin in Fort Wayne and the Pere Marquette in Peoria, good hotels. Interviewer: “They probably put you in the Pantlind in Grand Rapids or I would have to think about where else in Grand Rapids you might have stayed at, there were a couple big hotels. I know it was right downtown. 31:26 Interviewer: “Probably the Pantlind. Did the teams you played on get to the playoffs?” Once, and it was against Rockford and it was two out of three I believe. Interviewer: “And this was Racine against Rockford?” Kenosha, Kenosha against Rockford and they beat us and we were done. Interviewer: “Did you get to pitch in the playoffs?” I played first base in that playoff, you know I could hit a little bit and I often played first base or one of the outfield positions. I took my turn every third or fourth day. 32:20 Interviewer: “Yeah, with the short roster you had, a lot of them played as position players as well. Ziggy for example, was both a pitcher and a—second baseman, right and you and a lot of others the same way, if you could hit a little bit.” You had to be able to hit. Interviewer: “What was the quality of the hitting in the league? Was it more of a pitcher’s league or a hitter’s league?” I think it’s very, very similar to major league baseball now, I really do. It’s not like softball, which is a pitcher’s game; it was probably pretty well balanced. Interviewer: ”You saw some scoring.” 33:16 Right, we saw some scoring and our batting champions were hitting up into the mid three hundreds, so it was probably a pretty balanced game. 10 �Interviewer: “You played through some rules and equipment changes. The base length changed didn’t it at some point? The ball changed in size, did you like the changes as they occurred?” Yes, I did. Interviewer: “Let’s talk a little more, you tell me what kinds of changes occurred.” 33:58 Of course the pitching distance changed. The change when we went away from strictly softball pitching and it went to pitching where the hand had to be below the wrist, then it had to be below the elbow and then it had to be below the shoulder and right over the top. As that pitching changed and structure changed, the ball got smaller and smaller and of course as pitchers, we liked that. The bases got longer, the game got more like baseball and less like softball. 35:00 Much more in the way of double plays, relays from the outfield to nail them at home and that kind of thing. As the ball got smaller, the game got faster; I guess that’s what happened. Interviewer: “The skill level adjusted?” Yes, it did. Interviewer: “And there was some training and teaching going on? Bill Allington wasn’t the only one, or Allington I should say, wasn’t the only one teaching?” There were many that didn’t. Interviewer: “True” 35:29 There were many that didn’t, yes. Interviewer: “ I think Woody English comes to mind, who a lot of the players liked, as someone who paid attention and took his job seriously is maybe the fair way to put it.” Yes he did. The game, I think, was more interesting for the spectators as the bases lengthened and as the ball got smaller. Interviewer: “You played then from your first year, which was 1945, until 1954, basically the end of the league. What are your perspectives on that period when it went into decline and at some point you could see it coming. What happened? Tell me about it.” 36:21 You could see it coming. Many of the teams board of directors did what they could to cut expenses, as tight as they could, we traveled in cars, which was very poor, that was in the last year, next to the last year. Interviewer: “Packed tightly in cars or a group of cars?” It was not a good thing. Not a good thing for the players and for the league in particular. You could see the decline, your salaries didn’t go down, your meal money didn’t go 11 �down, but you could see it particularly in the travel. The fields were still kept up and they were beautiful fields. 37:19 Interviewer: “The fields were the responsibility of the local communities, at least in some cases the parks department had some role in maintaining the fields.” Well, any team I played on, we had a—I’m thinking golf, a greens keeper. Interviewer: “Groundskeeper?” Yes, a groundskeeper who took care of the field and we knew him. Interviewer: “He was with the team?” Yes, and the teams were tailored, just like the major league fields now, the fields were tailored to the team. For instance, Jean Fout, whom I consider to be the best overhand pitcher in the league, she came from tight from over the top and they built the mound up for her. 38:14 Interviewer: “So she was even taller out there. Of course, if you were an overhand pitcher and pitching there, you at least had that same mound to pitch from.” Oh yes you did, that’s true. Interviewer: “Did some of the teams water down the area in front of home plate a little bit?” Yes Interviewer: “Let the grass grow a little longer in the infield?” Yes they did. Interviewer: “That’s been going on for a long time hasn’t it?” Yes it has and we took advantage of that. The grounds keeper would work with the manager and the fields were tailored to the home teams strengths and weaknesses. 38:52 Interviewer: “I said earlier that one of the people I talked to about pitching suggested that there were things done to the baseball. What she talked about was an accusation of one team put the balls in the refrigerator before that game just to make them a little deader. Did you ever hear of such a thing?” No, (laughingly), never heard of it. Interviewer: “Did you ever hear of any pitchers that would doctor the ball a little bit?” No. 39:28 Interviewer: “Certainly men were accused of such things.” I know. A friend of mine, who is an athletic director at one of the universities in the west, said that in one of their publications there was an article by an Umpire and his name 12 �was Petrangeli, and he said that he threw me out of a game for throwing a spit ball and I said, “that’s ridiculous, he must not have had too much to say and he had to pull on something”, but he was a Kenosha Umpire and he umpired a lot of my games, but I was never thrown out. 40:16 Not even for arguing. Interviewer: “It’s a fine line sometimes to how far you can go and what you can say and what they’ll listen to and tolerate and what they won’t.” That’s right. There was not a whole lot of foul language in the girls league. Interviewer: “I hope not. There were some women who did get tossed, had pretty fiery tempers.” Oh yeah. Interviewer: “I can’t think of her name all of a sudden, she played for Grand Rapids and all I can think of her is the blonde from Arizona.” California and she’s gone now—it will come to me. 41:06 Interviewer: “It won’t come to me right now either.” She was from California and she’s gone now, she died of cancer. She was very good, but she was fiery and so was Faye Dancer, from California. Interviewer: “Not afraid of any Umpire.” Interviewer: “The league is coming to an end and travel is pretty miserable, pay didn’t go up—to what do you contribute that decline in revenue that they were grappling with? That means fewer fans, what was happening to cause that?” I think it was a combination of things. The war was over, the entertainment was available and the entertainment dollar was spread around. You could now go into Chicago and see the Sox or Cubs play and the pros that played were retiring and they were bringing in top-notch softball players and they couldn’t adapt fast enough to the game. And there were mental errors and people don’t pay to see that. It was really a combination of things. 42:35 Interviewer: “If it’s sloppy they don’t like it. Did television play any role?” It was barely started because I remember—I was going to undergraduate school in the off season and I remember grappling with either working on what I should be working on or watching the television, but I remember a little tiny screen. I don’t think television was a factor. 43:10 Interviewer: “Ultimately television played a role in the decline of the minor leagues in men’s professional baseball, but it was a little later. Unless you’ve got something more you’d like to say about your career that I haven’t thought to ask you about, I’d like to move over and talk about your post baseball career a little bit. What did you do after baseball?” 43:37 13 �Well, during the off-season I went to undergraduate school at Eastern Michigan University, Ypsilanti, Michigan, and seven miles from Ann Arbor, that big school. Interviewer: “How did you pick Eastern Michigan, you’re over here in Wisconsin?” Well, Eastern Michigan was ranked the third best women’s physical education school in the country and that was my field of study. I went to Eastern Michigan and got my Bachelors degree and began teaching in the off-season in the public schools. I taught ten years in the public schools. I taught in Trenton, Michigan for four years, that was my first job. I taught for four years in Rockford, Illinois schools, West Rockford, Illinois. Then I decided after eight years that I better get my Masters, so I went down to the University of Illinois on a graduate assistantship and got my Masters degree and came back and was a department head in a new school in Rockford and then I got a cal from my Alma Mater, Eastern Michigan University, to please join them on their staff and there is no greater thrill than being asked to join the staff of your undergraduate school. 45:33 Interviewer: “Those who taught you, and you stayed there.” I stayed there twenty-nine years. I started out teaching theory of team sports, individual sports, all of those and then I did some further work at the University of Michigan, which was only seven miles from me and I did some further work in Scientific Foundations of Physical Education and ended up teaching Scientific Foundations to sports medicine people. Anatomy, Physiology, Biology Etc. and that’s where I finished my career. 46:18 I loved every bit of it. I loved the public schools, the team sports and the major courses that I taught in the Scientific Foundations. I kept me from being bored. Interviewer: “Did someone particularly encourage you to go college? Was that your own decision?” It was my own decision, my mother, like all good mothers, wanted me to stay home and get married so she could have some grand kids and she said, “Well, if you want to go to school, you can go to Rockford to college”. There was no physical education curriculum offered there, but she didn’t understand that, so I had to go to school against their wishes. 47:09 When they found out that I was serious, then they accepted the fact that I was away from home going to school. Interviewer: “You had been away from home already.” That was different. Interviewer: “Did you continue in team sports as a player for a time or involved in team sports after pro baseball?” 14 �I played one year of slow pitch and it was on a lark. Some of the professors at my university and some of them at the University of Michigan decided we would get a team together and we would do some slow pitch and it was fun. Interviewer: “The strength of it is that it’s a team sport, the weakness is that it’s not like baseball or even softball, it’s a different game. Let me now move to the final portion of all this and I’d like you to reflect on it. It has to do in a sense, the rediscovery of the All American Girls Baseball League, because I suspect you too went through that period—your friends, you may have told them your baseball experiences, but few people knew you were a professional baseball player, I’m guessing. 48:44 Been there, done that and never talked about it. Who would have understood anyhow? Interviewer: “A few, but not a whole lot, you’re right. All of a sudden though come this movie and a national awareness that there was this unique group of women and that they played baseball professionally for several years and they’re still around. They discovered you at some point again and I bet you remember when that occurred?” 49:19 Well yes, the Ann Arbor paper wanted to run an article on you and the professors at the men’s club wanted you to come and talk to them about your baseball career etc., so the opportunities were many, yes. Interviewer: “Did the young women that were in your classes want to talk about it too and get to know you a little more because of that?” No, I can’t say they did. I can’t say that they did, I’m sure that they respected it. I can remember them coming to that one year when we played slow pitch, coming to the games and watching and it always tickled me that I was able to do something that I had taught them how to do in the team sports class like catch the runner off second base and run at him and freeze him and then make the throw and I liked that because it helped me to realize that they understood that I do know what I’m talking about. 50:49 Interviewer: “Darn tootin’ you did. Reflect a little on the role that you perhaps didn’t see yourself playing at all, but as a pioneer really in women in sports and in some ways even in the larger movement toward feminism and more roles for women in our society, you are part of that. Do you think about that, you must?” I didn’t think about it at the time. Didn’t think about it at all. I supported and still support the feminist movement. When Billie Jean King played Bobby Riggs, we all got together and watched it together and the fact that P.K Wrigley insisted that the spectators knew that those were women out there playing the game by the way they acted, by the uniforms, how they dressed off the field, made me realize that that was a very important part of women in sports. 52:30 15 �Interviewer: “That’s an interesting perspective I hadn’t thought of. I always judged him more harshly for that because I thought he was, you know, because I thought he was trying to feminize, or overly feminize and take advantage of the fact and your argument would be quite the contrary. He wanted to make sure—he was making sure that people knew that these were women. He was very insightful. He was very, very perceptive—that he was and I think it was important. There was a professional softball league in Chicago at that time and they dressed in I don’t know what they dressed in—shorts or whatever. 53:20 Interviewer: “Some of them dressed in trousers almost or long pants.” They didn’t draw the way we drew. We were entertainment for the industrial workers. It was a family kind of audience—kids, women and men. Interviewer: “Do you still hear from fans?” No. Interviewer: “You get requests for autographs though?” Yes, many, many. Interviewer: “Do you ever get tired of people asking for your autograph or wanting to talk about what you did?” Yes. Interviewer: “Do you feel an obligation to keep doing it regardless?” 54:07 Sure, absolutely, I don’t have any more baseball cards, they’re all gone and I had hundreds and I have to say to them, “I’m sorry I don’t have anymore”, and you can’t get them either. Interviewer: “Somebody has got to do a reprint.” Well they did one some time ago. Interviewer: “Those of you watching, what have I left out, anything? That was an easy interview. All we had to do was sit and have a conversation. You saw the movie when it came out and you have probably seen it more than once since. What’s your reaction?” 55:03 It was fun and it was a fun movie. I can see why people would enjoy seeing it. The baseball portion of it was pretty accurate and of course they had to do some Hollywood tinkering a bit. We did not live all together in our home city. The manager did not come into the women’s dressing room under any circumstances, but those two things made the movie very, very entertaining for the average person that would go to a movie. 55:43 It was fun. Interviewer: “They did have classes for some of the women to—“ The first year, only the first year. 16 �Interviewer: “There had to be some resistance in the—not everyone—how did they respond to the fact that they were going to charm school?” I don’t know, but I can imagine—it was a big joke, that’s how they responded. Interviewer: “That’s right, you weren’t there because you came two years later and that would be my guess. It was a man’s idea, I think. to have these classes anyway and that tells you something about it. 56:25 But that reinforces the idea that P.K Wrigley knew that the aura that the players had to give off, needed to be a feminine aura or it wasn’t going to go. Interviewer: “I do appreciate your perspective that it helped women in sports. That he drew attention to the fact that these were women playing that well and doing that well. That’s a good insight and I appreciate that.” 57:09 Sometimes I get, along with the request to sign cards etc., questions that they want answered and one of the is, ”did the men and boys laugh at you in the stands and did they make it hard for you?” For some reason or other, they thought that they might. Interviewer: “Did they?” No, not at all. Interviewer: “Thank you, thank you very much.” Thank you for asking me. 17 � 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 All-American Girls Professional Baseball League Interviews Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The All-American Girls Professional Baseball League was started by Philip Wrigley, owner of the Chicago Cubs, during World War II to fill the void left by the departure of most of the best male baseball players for military service. Players were recruited from across the country, and the league was successful enough to be able to continue on after the war. The league had teams based in Wisconsin, Illinois, Indiana and Michigan, and operated between 1943 and 1954. The 1954 season ended with only the Fort Wayne, South Bend, Grand Rapids, Kalamazoo, and Rockford teams remaining. The League gave over 600 women athletes the opportunity to play professional baseball. Many of the players went on to successful careers, and the league itself provided an important precedent for later efforts to promote women's sports. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/484">All-American Girls Professional Baseball League Collection, (RHC-58)</a> 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 Sports for women World War, 1939-1945--Personal narratives, American All-American Girls Professional Baseball League--Personal narratives Oral history Baseball players--Minnesota Baseball players--Indiana Baseball players--Wisconsin Baseball players--Michigan Baseball players--Illinois Baseball for women--United States Publisher An entity responsible for making the resource available Grand Valley State University Libraries, Special Collections and University Archives, 1 Campus Drive, Allendale, MI, 49401 Identifier An unambiguous reference to the resource within a given context RHC-58 Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Type The nature or genre of the resource Moving Image Text Language A language of the resource eng Date A point or period of time associated with an event in the lifecycle of the resource 2017-10-02 Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) 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/. Identifier An unambiguous reference to the resource within a given context RHC-58_JCione Title A name given to the resource Cione, Jean (Interview transcript and video), 2009 Creator An entity primarily responsible for making the resource Cione, Jean Description An account of the resource Jean Cione was born in Rockford, Illinois in 1928. She grew up in the Rockford area and played softball with the neighborhood boys and then also played with the local industrial teams. When the Rockford Peaches made Rockford their headquarters, Cione tried out for the team and at age 15 joined the ranks of the Rockford Peaches in 1945 as a reserve rookie first baseman. In 1946, she was traded to the Peoria Red Wings and played first baseman for them but was then traded to the Kenosha Comets in 1947. She remained with the Kenosha Comets from 1947 to 1953 and played sometimes as a left-handed pitcher, first baseman, or outfield. Consequently, the Comets franchise disbanded in 1954 and she was traded back to the Rockford Peaches where she finished out when the All American Girls Baseball League was disbanded. Contributor An entity responsible for making contributions to the resource Olson, Gordon (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) Video recordings All-American Girls Professional Baseball League--Personal narratives Baseball for women--United States Baseball Sports for women World War, 1939-1945 Baseball players--Illinois Baseball players--Wisconsin Baseball players--Michigan Women 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 2009-09-26 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/484">All-American Girls Professional Baseball League Collection, (RHC-55)</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 https://digitalcollections.library.gvsu.edu/files/original/07da50181cc658e5b8b4bcf8449811ec.pdf 306d79068bb42f014939fb42553b486d PDF Text Text r--- A-11i5ln<L ""~ Wl. 11ih wJ. otl1 .9.J ""'" ~ t w'e w,U I,~ .9c.tL~,..~11_!1 l-o~< Uu· lo tt.e W'•ys w·.u b<- ~netJ oco- t..OMHi~r.en-t t"o Jl.'."'1.slaa,qwbc. _lft.t,-e. or c..J.L411s:n..9s., f~sts.., /1/14t1i,..9s 1 Te.t.dtin.9s a.tu} .!lt-o...,tl.. w..~.. : c-·Oc. i-obc.9 ~ -l:lu-. 12. ~ 8(. , 1 r- srt 1ttr1LL k L1-t sun,-js~ 1, tlu~.-s, Oci-~ 9~198 . WU. Ocl6 8 ~ w; L l,t c.ae,,p ~i-up day~ ., Wlt~t< ~ ci~c..Le. p;llLS Ccu"tp ., . Ya.•kee S;.,ri"!ls il~crecttSoll Area. { SH Map Rcvc,-s<. si-1<.) R~q_~sl Po,.._~_.. .-. ,:·- S~o"~ b.t.. c.Le.t-ccl t,_.()"9h -il.e. £Lcl2..,$ C6M"'iit~t . C.011ta.d: ,_..-,_a.~k _s~~" (<olt,,) 7'J4-t,J3!i J~,.,.!j Pi,eon (":!'-) 3,9-3981 �TO GRANO RAPIDS TO ORANO RAPIDS · 0Jt: tNkeE SpR•Nss Rel. Soo.th f'p. 0 ""' +ht; .)MOLINE II~ 3M;LEs >f,of-..b ON ,....I Lb CA1'1P ,, Off t-c ·c,RCl£ 0 P•NES o J: Le: P-t- SI 0£ 1l5ttl;;;;. ~ e I :~ 0 M4LluJ A/lid 90 r I \ WAYLAND Turt111 L£H i 1 > .. fo M14lfrNRJ. s !,. .. ( Y••kc< Sp•'•:1• RJ,/Ch;,f ij.,..J,y~J.) f'oR ttpp" 0 ( . w+£ ·~ 411141.,...- c RossA.oJ\ds GREATER GYN LAKE AREA I .or, ~~ L'.: Otlt:OOfllvtLU ,iio / R,() ~I>· l!> • BRADLEYO ·-- IA42t D t21thS.NtCA42'1 (1 ,n,,. ., 12 •tti SHELBYVILLE 0 0 tlR.~'-t; ('_IN 0 0 l) ~ - ~ ,I) MARTIN I} I< , ,.,,., ,~ ' ~ 0 0 '1 #~ M·79 (J {) 0 't'l•LLCN R~ • - .-,.,"' (11 J • . tl Ci ill CA~ D I) TONASHVLLE , tllc;i ~ 1F K<2..sfQ.e-t ..;o.,_ thli,s "Pl"'"'-.clv..d<2.5 QL~ohol r"~ ~KJ l.\Se.. ·l I t...i ~ :1.5 o.f=' D~49S • JTSEGO W)()C-1NC- A\/41l-,',-~~ A-tJ5:, ., -·-- 'JJ&~ ~~ ...., . d 0 ,It ~ o., PLAINWELL f='~ :i:N10r~ IV~,\Ni <,. ~ + . TO KALAMAZOO C..1--r,z~NS I e TO RICHLAND 0 i ~DELTON )II TO KALAMAZOO <;? @ TO BATTLE CREEK � 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 Native American Publication Collection Subject The topic of the resource Native Americans Indians of North America Anthropology Indians of North America -- Michigan -- Periodicals Michigan Description An account of the resource Selected digital surrogates of published and unpublished materials from the Edward V. Gillis Native American publication collection dealing with different aspects of human culture and anthropology, with an emphasis on Native American people, events, organizations, and activities in Michigan. Includes newsletters, event programs, flyers, posters and other printed materials. Creator An entity primarily responsible for making the resource Gillis, Edward V. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/446">Edward V. Gillis Native American Publication Collection (RHC-14)</a> Date A point or period of time associated with an event in the lifecycle of the resource 2017-02-21 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Relation A related resource Gi-gikinomaage-min Project (Kutsche Office of Local History) Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Type The nature or genre of the resource Text Identifier An unambiguous reference to the resource within a given context RHC-14 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1958-2000 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/446">Edward V. Gillis Native American publication collection, RHC-14</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-14_circle-pines-anishnawbe-pow-wow_1986-10 Title A name given to the resource Circle Pines Anishnawbe Pow Wow, October 1986 Date A point or period of time associated with an event in the lifecycle of the resource 1986-10 Description An account of the resource Circle Pines Anishnawbe Pow Wow flyer, Gun Lake MI, October 9-12, 1986, collected by Edward Gillis included as part of his Native American publication collection. Subject The topic of the resource Indians of North America -- Michigan -- Periodicals Indians of North America Michigan Michigan -- Grand Rapids Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/f4f3f7104943a388279a3ece94582014.jpg ff4320692bfb21f24383d54e78274564 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 Faces of Grand Valley Creator An entity primarily responsible for making the resource Grand Valley State University Contributor An entity responsible for making contributions to the resource University Communications Description An account of the resource A non-comprehensive collection of photographs of Grand Valley faculty, staff, administrators, board members, friends, and alumni. Photos collected by University Communications for use in promotion and information sharing about Grand Valley with the wider community. Date A point or period of time associated with an event in the lifecycle of the resource 1960s - 1990s Source A related resource from which the described resource is derived GV012-03. University Communications. Vita Files Rights Information about rights held in and over the resource In Copryight Subject The topic of the resource Grand Valley State University College administrators College teachers Colleges and universities -- Faculty Michigan Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives Identifier An unambiguous reference to the resource within a given context GV012-03 Format The file format, physical medium, or dimensions of the resource image/jpeg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context CislerDiane Creator An entity primarily responsible for making the resource Grand Valley State University. University Communications Title A name given to the resource Cisler, Diane Description An account of the resource Diane Cisler, West Michigan Public Radio Development Subject The topic of the resource Grand Valley State University – History College administrators Michigan Source A related resource from which the described resource is derived University Communications. Vita Files, 1968-2016 (GV012-03) Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives Rights Information about rights held in and over the resource In Copyright Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/c98ddff5e0281a6ac7b2dd3aa05db2b1.pdf 432379cb00559019784c1cb69552a8c6 PDF Text Text On March 27, 2014 At the Kaufman Interfaith Institute’s First Annual Interfaith Leadership Dinner at Grand Valley State University Sylvia Kaufman presented Richard A. Rhem with The First Sylvia Kaufman Interfaith Leadership Award Citation for Richard Allen Rhem You were raised in a Michigan Dutch community surrounded by the love of family which included not only your mother and father but also three older sisters. You described it as “like having four mothers”. It was a deeply spiritual environment that called forth your serious and authentic engagement which led you to your study at Hope College and then to preparation for ministry at Western Theological Seminary. You were ordained and called to the First Reformed Church in Spring Lake, Michigan. Following post-graduate study at the University of Leiden, in the Netherlands, you returned to the church in Spring Lake which later voted to change its name to Christ Community Church. Your commitment to inclusion and to an understanding of the expansive grace of God led you into controversy but did not thwart your journey of where God was leading you and the congregation. You spoke of a God of love, without presuming to know of limits of that love. You were called to serve, but not to judge. You were on a quest, without assuming certainty or superiority over those whose journey had a different language and practice. As one who early on embraced interfaith understanding and acceptance you are hereby acknowledged as the first recipient of the Sylvia Kaufman Interfaith Leadership Award. © Grand Valley State University   �Response to Interfaith Leadership Award Richard A. Rhem Page 2   A Response Upon Receiving the Sylvia Kaufman First Annual Interfaith Leadership Award Richard A. Rhem First Annual Interfaith Leadership Award Dinner Grand Valley State University March 27, 2014 Transcription of the handwritten document When I received the call from Dr. Kindschi that I was being awarded the First Annual Interfaith Leadership Award, I was quite overwhelmed and my wife, Nancy, says it was the first time she ever saw me speechless. I had to have a few moments to take it in. I was so honored, so humbled, so grateful. I had no knowledge that such an award was being contemplated. Thus I was taken completely by surprise. As the fact of the award began to sink in, I realized that if my ministry was to be noted and honored for any aspect of it, I would value most the dimension of interfaith engagement. And thus let me express my heartfelt gratitude for this honor. The one whose name names the award, Sylvia Kaufman, is one of the very significant persons in my life. My years with her on the West Shore Jewish/Christian Dialogue Committee were rich and, for me, life changing. I have valued the friendship and hospitality of Sylvia and Dick Kaufman – so much rich experience we have shared. It goes back to 1991, the first Interfaith Dialogue in Muskegon. Dr. Frank and Sue Pettinga provided for our Christ Community Pastoral Team registrations for the all-day dialogue between Rabbi David Hartman and Bishop Krister Stendahl. It turned out to be for me one of the peak religious-intellectual-spiritual experiences of my life. The theme was “Faithful Interpretation: A Jew and a Christian Reflect on Continuity and Change”. I still remember it with goose bumps! I remember Rabbi Hartman asking, “To experience your joy do you need to deny my joy? To hold your truth, must you deny my truth?” And deep inside me I knew the answer was No. © Grand Valley State University �Response to Interfaith Leadership Award Richard A. Rhem Page 3   In the wrap-up evening session – I can visualize it still – Rabbi Hartman, who loved Bishop Stendahl deeply, asked, “Krister, must I become more than the Jew I am to be a child of God?” That was the question, of course, and Krister, who loved David, put his head in his hands and said, “David, I’m so tired!” And David said, “No, Krister, you are not too tired.” And of course, everything in me said, “No, David, you need be nothing more than you are.” It was a transforming day for me and the timing was right. I had written an article for a theological journal, Perspectives, published by the Reformed Church in America, of which I and my congregation were a part. The article entitled, “The Habit of God’s Heart,” probed the question of the extent of God’s Grace. I wrote cautiously but indicated my hope that God’s Grace was of wide extent – perhaps even universal. And so the day with Rabbi Hartman and Bishop Stendahl was a catalyst for moving me from religious exclusivism to pluralism. It wasn’t long before Sylvia had me on the West Shore Jewish/Christian Dialogue Committee, a committee I thoroughly enjoyed, with wonderful people from the Muskegon Jewish community as well as Catholic and Protestant communities. And every three years, another stimulating all-day Dialogue. In the mid-90’s some in the Reformed Church challenged our ministry at Christ Community. The catalyst was our hospitality to the gay community, but it soon moved to a challenge to my understanding of the universal extent of God’s Grace – a recognition of the wide embrace of God of all, no matter their creed or observance. I mention this because during those difficult times when we at Christ Community felt alienated from our own religious family, we were embraced by the Muskegon Jewish community. I felt the love and care of Rabbi Alpert, Sylvia and the West Shore Committee and the Temple family. To this day I feel the warmth and care they extended. Eventually the conflict with the Reformed Church was resolved and we gained our independence and we flourished as a place of Grace, open, accepting, celebrating the Grace of God that embraces the whole human family. I close with two stories. Before the local RCA moved against us, I was asked by our General Secretary in New York to be the RCA Representative to a “Think Tank on Congregational Affiliation.” Christian congregations and Jewish congregations were involved, seeking to determine why congregational participation was falling off. The workshop was held at the Center for Modern Jewish Studies at Brandeis University. I was invited to lead a Vesper Worship to begin the workshop. Preaching at Christ Community that morning (October 25, © Grand Valley State University �Response to Interfaith Leadership Award Richard A. Rhem Page 4   1992), I shared with my people what I would bring to the Vesper Worship at Brandeis. I concluded by suggesting we Reformation Christians stemming from Geneva should go to Rome and heal the Reformation wounds. Then together Protestants and Catholics should go to Constantinople to heal the East/West split. Then, together we should go to Mecca to express our unity with Islam and, bringing them along, all go to Jerusalem to reunite with Israel – all of us embraced by the Grace of our Covenant God. You know what happened! The whole congregation rose to their feet and applauded – my first ever standing ovation! My people felt it in their hearts – the people know! One more story of an experience that confirms the intuitive sense of the people that we are all God’s children. I recounted this true experience in a sermon I preached at Christ Community on August 31, 2003, which was printed in a book of my sermons entitled Re-Imagining the Faith. This story happened to me last weekend. About a year ago a member of the church called and wanted to come in with his daughter, who wanted to be married. There was a problem. She fell in love with a young Jewish man. I said it was no problem for me; I’d be glad to do a joint service with the rabbi. A little while later the problem occurred on the eastern side of the state in one of the large Jewish congregations. The groom’s rabbi didn’t feel he could do a service with a Christian minister. I said to the couple, “Well, my friend Alan Alpert in Muskegon – Rabbi Alpert – I think he would do it.” They talked to him; they loved him. To make a long story short, we worked out a service which happened last week in the Amway Grand, and it is always great to work with Rabbi Alpert, such a dear man. We spent a couple of hours putting the service all together, all the pieces – who would do this and who would do that. (He did the Hebrew parts.) In my little meditation, I said, “One of my favorite musicals is Fiddler on the Roof, and when I first experienced it as a musical, I loved it. Someone asked about the significance of the fiddler, and I was embarrassed to say I didn’t have the slightest idea. So when it came out in the film, I was watching for a clue. The opening scene shows the fiddler on this steep roof, fiddling, and to be fiddling on a steep roof is precarious. But life is precarious, and how do you keep your balance? Tradition.” So I said to these two, “You both have wonderful traditions that have shaped and formed you. Now, don’t do as so many have done who come © Grand Valley State University �Response to Interfaith Leadership Award Richard A. Rhem Page 5   from different traditions – just let them both go – because they are so important. They give you a life map, tell you who you are and guide you.” I told them sharing traditions is nothing new. In the Hebrew Scriptures in the Book of Ruth there is such a story, the story of Naomi and Elimelech. There was famine in Israel, they went to Moab with their two sons to get food, and the two sons fell in love with Moabite young women and got married. What were the boys going to do? They stretched tradition a little bit. Then Elimelech died and the two sons died. Naomi was left with two Moabite daughters-in-law. She wanted to go back to Israel. She started back and the daughters-in-law followed. Naomi says, “Look, I don’t have any more sons in my womb. Please, just go back. Why should you come and share my bitterness? Go to your people.” Orpah kisses her and leaves, but Ruth says, “Implore me not to depart from you for where you go, I will go. Where you dwell, I will dwell. Your people will be my people and your God will be my God, and where you are buried, I will be buried, and even in death we will not be parted.” Well, in this beautiful expression of a Moabite young woman to a Jewish motherin-law, traditions were transcended in love. So I said to these young people, “What a fortunate time for you to have fallen in love, because your parents flank you here and neither one of them are embarrassed about this or wish it wasn’t so.” There were 350 people at the wedding and white yarmulkes all over the place, for there were about 200 Jewish people from the other side of the state. I said that this was a beautiful celebration because we know today that religious traditions are to shape us and form us and help us find meaning, but not to isolate us and divide us, for they can be transcended in love and therefore be mutually enriching. The wedding concluded, they broke the glass, and away they went. Rabbi Alpert and I remained under the chuppa together and I looked at him and said, “Alan, when we step from under the chuppa, I’m going to give you a hug.” He smiled and said, “Okay.” So we did. You know what happened? The place erupted. It erupted in applause, and the applause didn’t quit until we got way down at the end of that long aisle. The wedding party had already exited the hall. They didn’t know what happened, and the applause didn’t quit because the people had seen a symbol, they had experienced a symbol of what in their hearts was a deep truth. © Grand Valley State University �Response to Interfaith Leadership Award Richard A. Rhem Page 6   Then there was the grand reception. Jewish people know how to have a party, how to do a wedding. There was wonderful music and a great band and vocalists. It was just marvelous. All of a sudden it was quiet and one of the uncles of the groom, a Jewish man, took the loaf of bread and said the blessing in Hebrew. I said to Nancy, “Oh, they asked me to say grace! I put the prayer in my portfolio which is in my room.” She said, “Go get it.” I said, “There’s no time. Maybe they’ll forget about it.” Just then the soloist said, “And now, Reverend Rhem.” I walked up there and of course, in the joy and celebration of this moment, I just gave a little prayer. You know what happened? The place erupted in applause again! It did! As I went to my seat, they said, “Bravo! Bravo!” People were experiencing a moment of truth. They were experiencing concretely what they know down in their souls: that good religion does not divide, but unites; that good religion does not denigrate, but affirms; that good religion enables us to transform all that would divide us. With the awarding of this Interfaith Leadership Award you honor me, and I accept it with gratitude and with deep humility. And I accept it also including my dear wife Nancy. When I asked her to marry me she said, “Yes, if I don’t have to be president of the Ladies’ Aid and you never ask me to pray out loud.” I agreed. But she has been at my side, my unfailing support. There have been many wonderful times but standing in our truth as we have, there have been some dark valleys as well. And, through it all, Nancy has been there, a source of strength, always believing in me when the way was hard. Together we thank you for this very great honor. © Grand Valley State University � 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 Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> 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 Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf 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. Event First Annual Interfaith Leadership Dinner Location The location of the interview Grand Valley State University 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 RA-3-20140327 Date A point or period of time associated with an event in the lifecycle of the resource 2014-03-27 Type The nature or genre of the resource Text Title A name given to the resource Citation & Response On Receiving the First Sylvia Kaufman Interfaith Leadership Award Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource eng Description An account of the resource Talk created, delivered, or published by Richard A. Rhem (Dick) on March 27, 2014 entitled "Citation & Response On Receiving the First Sylvia Kaufman Interfaith Leadership Award", on the occasion of First Annual Interfaith Leadership Dinner, at Grand Valley State University. Tags: Interfaith. Format The file format, physical medium, or dimensions of the resource application/pdf Interfaith https://digitalcollections.library.gvsu.edu/files/original/aabbc21713e56a19354302543c764027.jpg 417b0758ecd07c2a86eb78e89f481aeb Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_AN065-0042 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1999-08-30 Title A name given to the resource City Hall Civil War Memorial, Williamston, Michigan Description An account of the resource Black and white photograph of the Williamston City Hall Civil War Memorial, a statue deditcated to the local soldiers of the Civil War, located on East Grand River Road in Williamston, Michigan. The statue's inscription reads, "In memory of Eli P. Alexander, Post No. 103, 1861-1865." Scanned from the negative. Subject The topic of the resource United States--History--Civil War, 1861-1865--Monuments--Michigan Statues--Michigan--Williamston War memorials--Michigan--Williamston Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1990s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/983363555d7dea2549468aaefffa5eba.pdf 03c9b4c0e2da4aa3f9161d2a525e60f6 PDF Text Text C11YOF ALPENA COMPREHENSIVE DEVELOPMENT PLAN ADOPTED JUNE 26, 1990 �C11YOF ALPENA COMPREHENSIVE DEVELOPMENT PLAN ADOYI'ED JUNE 26, 1990 THE WBDC GROUP \l,cl'III< ,\., I' ll!f \"~"\l'\t. .I'll 11\1\.L I\. ,llU.)l,'-i �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN Alpena City Council William LaHaie, Mayor Franklin Mcl<im, Mayor pro tern. Thomas Kelly, Councilman Robert Reicks, Councilman Thomas Twite, Councilman Alpena Planning Commission Paul Sabourin, Chair Carol Shafto, Vice-chair Peter Skiba, Secretary Robert Kane, Commissioner Steven Lappan, Commissioner David Karschnick, Commissioner Richard Phillips, Commissioner Richard Silver, Commissioner Sandra McDougall, Commissioner D. Lee Ballard, Planning Director Final Public Hearing: February 20, 1990 Adopted by the Alpena Planning Commission: June 26, 1990 Adopted by the Alpena City Council: June 26, 1990 �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN CONTENTS 1 Mission Statement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Il. Market Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 A. B. 2 3 3 5 6 6 7 7 8 8 8 8 8 9 9 C. D. E. Market Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Image Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Gateways ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . 2. Major Corridors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Harbor Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4. Downtown . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . 5. Character Conservation . . . . . . . . . . . . . . . . . . . . . . . . . 6. Thunder Bay River . . . . . . . . . . . . . . . . . . . . . . . . . . . 7. Industrial Bayfront .. . . . . . . . . . . . . . . . . . . . . . . . . . . 8. Wildlife Sanctuary . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9. Downtown Government District . .. . . . . . . . . . . . . . . . . 10. County Government District . . . . . . . . . . . . . . . . . . . . . 11. North Government/Institutional District ... . . . . . . . . . . 12. North Industrial Park . . . . . . . . . . . . . . . . . . . . . . . . . . 13. General Physical Image/Identity . . . . . . . . . . . . . . . . . . . Recreational Facilities . . . . . . . . . . . . . . . . . . . . .. ...... . .. 1. Local Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . 2. Bikeway Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Regional Recreational Facilities . . . . . . . . . . . . . . . . . . . . Community Facilities and Public Services . . . . . . . . . . . . . . . . . . 1. North Government/Institutional District . . . . . . . . . . . . . 2. County Courthouse and Annex . . . . . . . . . . . . . . . . . . . 3. Downtown Government District ...... . . . . . . . . . . . . . 4. Senior Citizens Center . . . . . . . . . . . . . . . . . . . . ..... 5. Cemeteries . . . . . . . . .. ... . .... .. . . . . . . . . .. . .. 6. Police and Fire Services . . . . . . . . . . . . . . . . . . . . . . . . 7. Public Works Garage and Material Storage Facility ...... 8. Alpena County Road Commission . . . . . . . . . . . . . . . . . 9. Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... .. 10. Higher Education . . . . . . . . . . . . . . . . . . . . . . . . . . . . Utilities ..... .. . . . . . . . . . . .. ... . . . . . . . . . . . . . . . . . . - i - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 10 13 13 14 14 15 15 16 16 16 17 17 17 17 20 �I Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sanitary Sewer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Storm Sewer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. 4. City Light Division . . . . . . . . . . . . . . . . . . . . . . . . . . . 5. Electricity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6. Natural Gas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7. Telephone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Regional Roadways . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Local Roadways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Rail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4. Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5. Deepwater Port . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6. Transit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7. Intercity Bus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8. Improvement Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . Demographics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Historical Population Growth . . . . . . . . . . . . . . . . . . . . . 2. Population Projections . . . . . . . . . . . . . . . . . . . . . . . . . 3. Resident Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Economic Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Building Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Labor Force and Unemployment . . . . . . . . . . . . . . . . . . 3. Retail Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4. Tax Base . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Housing Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Housing Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Housing Conditions Survey . . . . . . . . . . . . . . . . . . . . . . Environmental Features and Limitations . . . . . . . . . . . . . . . . . . . 1. Soils . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Floodplains . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Woodlands 4. Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. I F. G. H. I. J. K. III. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 20 21 21 21 21 22 23 23 23 25 25 26 26 26 26 28 28 28 29 33 33 33 34 36 37 37 38 40 40 40 41 41 43 Strategic Plan (Mission Statement Goals, Policies, Priority Actions, Secondary Actions) 46 A. B. C. D. E. F. G. Promotional Efforts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Image . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Facilities and Public Services . . . . . . . . . . . . . . . . . . Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population Stability and Housing . . . . . . . . . . . . . . . . . . . . . . . - ii - . . . . . . . 46 47 50 52 53 54 57 �H. I. IV. Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Modification of Regulatory Tools . . . . . . . . . . . . . . . . . . . . . . . . 57 60 Implementation (Assignment of Task Responsibilities, Task Completion Target Dates, Funding Sources, Organizational Needs) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 A. B. . . . . . . . . . 67 V. Capital Improvements Programming . . . . . . . . . . . . . . . . . . . . . . . . . . . 73 VI. Monitoring 74 VII. Future Land Use Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 A. B. C. Future Land Use Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Land Use Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 77 79 VIII. Current Plans and Policies Reviewed . . . . . . . . . . . . . . . . . . . . . . . . . . . 82 Appendix A: Resolution of Adoption by the Alpena Plan Commission. 83 C. D. E. F. G. H. I. ProlllOtional Efforts . . . . . . . . . . . . . . . . . . . . . . . . . . . . -. . . . Community Image . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Facilities and Public Services . . . . . . . . . . . . . . . . . . Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population Stability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Modification of Regulatory Tools . . . . . . . . . . . . . . . . . . . . . . . I I I - iii - .. .. . .. 61 61 63 65 68 69 70 71 �TABLES 1. 2. 3. 4. 5. 6. 7. Historical Population Growth and Population Projections, . . . . . . . Population by Race . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population by Age Group, Median Age . . . . . . . . . . . . . . . . . . . Building Permit Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Labor Force, Unemployment Rate . . . . . . . . . . . . . . . . . . . . . . . Retail Sales by Store Group . . . . . . . . . . . . . . . . . . . . . . . . . . . State Equalized Valuation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 31 32 . . . . . . . . 4 19 24 30 39 42 45 81 34 35 35 36 FIGURES 1. 2. 3. 4. 5. 6. 7. 8. Image Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Facilities . . . . . . . . . . . . . . . . . . . . . . . . Existing Road System. . . . . . . . . . . . . . . . . . . . . . . . Historical Population Growth and Population Projections Housing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . Environmental Features . . . . . . . . . . . . . . . . . . . . . . . Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . I I I I I I- I I I - iv - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN I. MISSION STATEMENT The City of Alpena Comprehensive Development Plan is dedicated to improving the quality of life for all residents of the City of Alpena. To this end, the City of Alpena Planning Commission has developed the plan in accordance with the following general goals and activities: The physical image of Alpena will improve. • • • Increase and improve community promotion/lobbying efforts. Improve the city's appearance. Implement urban design and zoning recommendations contained in the Comprehensive Development Plan. The economy of Alpena will expand and diversify. • • • • • Maintain public utilities and improve as needed. Improve surface, air, and water transportation networks. Provide needed tourism amenities. Promote the development of the Harbor Area. Reinforce Downtown Alpena as a vital retail, entertainment, and office center. The population of Alpena will stabilize. • Provide sufficient housing for all income and age groups. The government of Alpena will operate effectively and efficiently. • • • • Provide quality and cost-effective public services and facilities. Preserve and increase property values and enhance revenue sources. Use financing and regulatory tools creatively and effectively. Offer attractive and diverse recreational facilities. The natural resources of Alpena will be protected. • Implement future land use recommendations contained in the Comprehensive Development Plan. -1- �II. MARKET ANALYSIS A. MARKET DESCRIPTION The City of Alpena is the major urban center in the northeastern part of Michigan's Lower Peninsula. Alpena is the financial, educational, cultural, and medical center for the six-county market area comprised of Alcona, Alpena, Iosco, Montmorency, Oscoda, and Presque Isle counties. The six-county area has a population of 100,100. The Alpena Market, part of Michigan's Sunrise Coast, features outstanding natural resources and recreational facilities. These assets have made the region an increasingly popular tourist and retirement destination. The area's predominant natural feature is Lake Huron- Alpena County alone has 50 miles of Lake Huron shoreline. The Alpena community is also an important mining, manufacturing, and recreational center. Alpena, settled in 1848 and incorporated as a city in 1871, was originally a lumber town, and river power was used for lumber, pulp, and paper mills, as well as electricity generation. Alpena was also an important commercial fishery center and ship provisioning port in its early years. The Detroit and Mackinac Railroad's arrival in 1887 began the process of industrial diversification. Limestone quarries in the area led to the establishment of the world's largest cement production complex. A spin-off industry of the cement plant is the Besser Company, which designs and manufactures equipment used to make concrete blocks. The Lafarge cement plant, the Besser Co., the Abitibi-Price Corp. hardboard plant, and the fletcher Paper Co. paper mill are among the leading base industries in the city. Alpena's harbor on Lake Huron at the mouth of the Thunder Bay River enabled the city to prosper during its heyday as a mill town and fishery center. The lakefront location then was critical to the success of the limestone mining/cement and forest products industries. Today, Alpena's riverfront and lakefront setting is a key to the city's emerging role as a year-round resort center. Alpena has excellent health care and educational facilities, and an unusually high amount of cultural amenities. Alpena General Hospital provides quality health care in a facility which has just undergone a $12 million expansion. Alpena Community College and the Alpena Public Schools provide a wealth of educational, cultural, and recreational facilities and services. In addition, the city has quality library and museum facilities and two live theaters, one of which is a professional theater. - 2 - �B. IMAGE ANALYSIS Every community projects an image. A community's physical image can be critical to its economic prosperity or even its survival as a desirable place to live. Tourism and business attraction are dependent to a great extent on community image. What image does Alpena project to the first-time visitor? The WBDC Group conducted an "image analysis" of Alpena to answer this question. A "physical image analysis" addresses important visual characteristics of the community, both positive and negative. Field observations are summarized below and on the analysis plan displayed on Figure 1. The Strategic Plan section of the Comprehensive Development Plan outlines recommendations for retaining positive aspects or improving negative aspects of Alpena's physical image. Gateways: The physical image of a city begins to be formed upon arriving at the outside edge of the community, when one enters through an imaginary "gateway" into the city. Alpena has three major gateways: the south gateway (US-23 South/State Street), the west gateway (M-32/Washington Avenue), and the north gateway (US-23 North/Chisholm Street). South Gateway: This gateway is located on US-23 South/State Street at the city limits. An attractive large welcome sign has been placed at this entrance, with some flower plantings. However, the sign is lost in the confusion created by competing signage in the immediate vicinity. To the east, there are positive views of Mich-e-ke-wis Park, the ice arena, and Thunder Bay. Still, the ice arena and park and entry sign area are not unified as well as they could be. Also, the ice arena sign is unattractive, which contrasts with the positive image projected by the arena itself. West Gateway: The intersection of M-32 and Bagley Street on the west side of Alpena forms this gateway. This gateway lacks the improvements that have been made to the other two major gateways, such as special welcome signs and flower plantings; thus, there is no feeling of arrival. In addition, there is a missed opportunity to inform visitors of and direct them to the nearby high school facilities. This entrance to the city will become increasingly important as improvements are made to the M-65 Highway west of Alpena. More and more traffic will be entering Alpena through the "West Gateway". North Gateway: This gateway is located at the intersection of US-23 North/Chisholm Street and Long Rapids Road/Johnson Street. Overall, this entryway into Alpena presents a very positive image with its proximity to the generally attractive North Government/Institutional District and the Alpena Wildlife Sanctuary. - 3 - �CITY OF A PENA ,...Odh lndustt\aj Park COMPREHENSIVE DEV ELOPMENT PLAN Good beginning toward utab llshlng • positive, cohulv• light lndustrlal d istrict Better control of slgn-si• and site d•"•loprnent could lur1her strenglh~n this area. North GoltWIY lack of ar,lyal. Need for bell., slgnage. Street scape/landscape statement to create a "gateway." Proximity 10 Government/ lnsUtulfonal District and WIid Ille Sanctuary/We11ands District of1ers potential to make a strong energy statement U.S ...23 North !Chfsholml Corridor UHi positive ol th• 3 entry corridors. Oppor1unlty to build upon 1n already pleu1nl corrklor between the Governrnenl/ lnslltullonal Ind Wlldtlfe Sanctuary Dlstrlct1. Polentbl t I ,lti tMCti Strengt scaptn(t. • HgNlr.g_ '-----'--------1-------+I"" • specw4 p,vlng • slgnaveJgraphlcs Potential to ntand tM i.tlstrlct lo laMNra Park •long.lM river. NMd 16 SCrMn pafillng. Co,ridor Is noMucrlpt between the river end the Coun1y Government District. County Government Dlslrlct otters potenllal •• • strong node betwMn the river and the ceo. Corridor bKomu non-descrlpt tMt~ County Govern~t District and the ceo. lmprovlld atrNtsc•~ could help the overall ldenUly or this corridor. ~rvl'Wt1land1 Plstdct I, / / Poaltlve Image end..,,. of lt.~ng n,iture In IN City. 16; :~ Lafarge (_ _ IM_A_G_E_A_N_A_LY_S_IS___j CrNtes strong r.creatlonal Ind wUdllle habitat Opportunl-1, ••. Fairgrounds' )evel ol maln l • nance needs lo Improve to become more poslUve •nd enh•nu tis reladonshlp 10 rh1er •nd w•U•nds. N LEGEND 0 ....... ...... • lack ol •rrlval at ma)or lnleraectlon. Need for better slgnage. Streelsea~•ndsc•pe st•I • ment 10 c, ..te a "gateway." Bulkt upon high schoot·a p,ox• tmlty to lnlerHctlon. Provkfes Iha harshest views •ong Thunder Bay with Ablllbl and LaF•ge. Often ~sents a sl•rk edge lo ......... PRIMARY CORRIDOR Nl• c.nt residenUal areas, • m'IOUgh Good potandal, p6Me lo, martne • ~ wm turthet strengthen .,,.. . . . . Lack ol good psdntrailnlblk• Mnuge to the ....,_ Need lof improved algMgei grephlal to klentlty publlc \, M-32 fWHhlng100) Conldor Many positive Images. • open space ol cemeteries and wlldllle Hncluary • many Hctlons of stately old homes and 1, ...11ned slrHts Positive lmag. brnka down In places - run down homes • slrlp commercial u$ • l W ' :! a: 0 South CIIOWIY Good large •c• Je s ign needs slronger landscape lratMwork. AddlUonal slgnaga Is cluttered and contu1lng. Ice rink and park could make stronger contribution to enlry s ttilement. GATEWAY Primary northl•oulh llnlt with gen•rous rlghl-ol way. Soulh .-net pre<fomlnantly •trip comm.rclal with lnstltullonal, transitioning to rasldenllal. z;t South CSIIII) CwrldPC Many posttJva Images with stately okf homes •nd tr... lined SltNfa. Some well done and some not so well done commercl•I strips. Missed opportunl!Jes with rare views ol Thunder Bay and lack of promln..,I pedeslrlanlblk• peths connecting open spaces, U.S. 23, and the wetartront. N•e<f ben•r slgnage/graph lcs to Identity bey.side open • paces along this corridor. Good ld•ntlftabte rram.wortl starwd by atrHt•captng begin• to crHt• s ome CMtlntte boundarlH. Need for grul• r con•lllency In UM or s trM lscape ateirn.nts. lack ol anting. NNd to expend lrNfmrtnf to all ol CBO, Hpeclally MSI ol lM rive,. lack ol scrNnlng makes most ~k}ng Iola• detraction. Small p&au •t comer of 2nd and Chfsholm ls • postttv. paopla•s-~- Need fo, more Inviting pedntrltln Jinks from 2rtd to IM cMc bulldlng clust•r and wat..-ffont araa. Lack of archttectu~ continuity In faeada treatments. tmp,o..,. menl OI lhls woukl rMke CBQ more coha•lve. • -- SCHM! • reu are acraened and buffeted wlU1 p&anUngs. Addition• ! scrHnlng of ground lavet KUYIUH from both res!~ CMnu•I • r•H IM'1f the water would do much to vlsually upgrade these areas. ••••••• SECONDARY CORRIDOR C4.ttf9flt lack ol CMa,On clarlty or organlntlon I• • hlndranc. lo ntabllShlng • HnN o r ...... ........ NNd ror ttrongtf' Mnk befWMn cao and harbor area. cao currently tum• H• back to Potent.r to crMttl • permarwnt l•mer·s nwuc n s-r1 or • CIIDlharbot Nnk. Good wetlftfronl oppof1unHlu southwnt of downtoWn with Thon,p9on Perk, ...., StrMt Petit, Slafllghl 8Mch and llk:h-+ll•wfs Pan. THE •AH M A I ' ~ • Y ntl CITY 0, AI.NNA., 0 4 00 1 00 1200/1100 WBDC SCllLE IN FEET GROUP ~,....... ,-.,.i ,..., . ,~......-.:... -.c.,. n:•......... x-, ~-...., •. , w ..x.: ·1.1,:: u .:- ,.,., :141., .~,:-:.•.""'.:.u ... u : ;,. .- 1.. �A welcome sign with some plantings has been installed at this entry. However, due to the deep building setbacks and the great amount of open space in this area, the current sign and plantings are undersealed and inadequate. Increased landscaping would help in this regard. In addition, the sign is different than the one at the south gateway, which conveys an inconsistent image. Major Corridors: A community's major traffic corridors are important elements that contribute to the formation of a community's image. Often a motorist will gain impressions of a city solely by the appearance of a traffic corridor used to travel through the city. Alpena has several heavily travelled corridors. Four of these corridors are discussed as follows. US-23 South (State Avenue) Corridor: The southern corridor into the city generally projects a positive image as it features some views of Thunder Bay and goes through a neighborhood characterized by stately old homes and tree-lined streets. The many waterfront parks along this route are some of the community's most important assets. The bayfront parks are not identified effectively, however, and can easily be missed. These facilities are not connected with each other as well as they could be; a more prominent pedestrian/bicycle path system would fill this deficiency. The commercial development at the south end of this corridor has some problems with excess signage, inadequate landscaping, and poor access control. These conditions do not contribute to a positive image. M-32 (Washington Avenue) Corridor: This corridor has many positive images, including the open green space provided by the cemeteries, the Alpena Wildlife Sanctuary, and the roadside park, as well as many sections of stately old homes and tree-lined streets. The positive image breaks down in places, however, with poorly maintained homes and poorly designed commercial strips found along the corridor. US-23 North (Chisholm Street) Corridor: Entering the city from the north, one passes through a relatively unattractive commercial strip south of the industrial park. The motorist then enters an already pleasant section of the corridor near the Holiday Inn and the North Government/Institutional District. This attractive section continues past the hospital facilities south to the river. At the Chisholm Street Bridge, there are outstanding views of the Alpena Wildlife Sanctuary. -5- �The corridor is nondescript between the river and the County Courthouse. However, the County Government District offers potential as a strong focal point between the river and the Central Business District, as it serves to break up the monotony of the strip with its attractive grounds and deep building setbacks. The corridor again becomes rather nondescript between the County Government District and the Central Business District. An improved streetscape could help the overall identity of this corridor. Ripley Boulevard: Ripley Boulevard, a primary north-south link, is characterized by a generous right-of-way. The south end is predominantly strip commercial with some institutional uses, but it transitions to residential. At the north end of the corridor commercial uses again predominate. The mixed-use character of the strip has the appearance of being unplanned; however, this corridor does not have a crowded feeling about it due to the buildings being set back farther than on some other commercial corridors in the city. Harbor Area: The Harbor Area is an invaluable asset for the City of Alpena, and the pleasant views of the bay and the nautical amenities contribute to form a very positive image. The recent expansion of the marina will further strengthen this area. A negative aspect of the Harbor Area is that it is not well connected to the Downtown retail area. Downtown currently turns its back to the harbor, and there is a need for a stronger link between these two important activity areas. The entire Riverfront Park/Marina/Bay View Park district currently lacks design clarity or organization, which is a hindrance to establishing a sense of place. The entire district lacks good linkages, such as pedestrian/bicycle paths connecting all of these facilities. Pedestrian/bicycle access to the water's edge is limited. There is a need for improved signage and graphics to identify public areas in the Harbor Area. The current signage is inconsistent and may discourage users who might mistakenly assume they are entering a private facility. Downtown: Many effective steps have been undertaken to improve the image of the Central Business District. For example, the small plaza at the corner of Second Avenue and Chisholm Street is a positive "people place" that provides a needed seating area (there is a general shortage of seating available within the Central Business District). In addition, the streetscape design serves to create identifiable boundaries for the shopping district and makes the atmosphere more inviting to pedestrians. However, some elements of the streetscape are not consistent. For example, trash receptacles and flower barrels are used which do not complement the original design of the streetscape elements. - 6 - �Further inconsistency will be evident when the streetscape design planned ·for the "Old Town Alpena" section of Downtown north of the river is installed. This new streetscape will be different than the contemporary style currently used- it will be a tum-of-the-century design complementing the historic buildings in "Old Town Alpena." This inconsistency does not project a negative image as long as the two streetscape styles are used in distinct areas (based on an updated Downtown design plan). Another concern is the lack of adequate screening of Downtown parking lots, which makes most of these lots a detraction. The unscreened lots expose wide spaces of unbroken asphalt when empty, and become cluttered eyesores when full. More inviting pedestrian links from Second Avenue to the civic building cluster and from Second Avenue to the waterfront area are needed to upgrade the image of this transitional area. Perhaps the most noticeable detraction from Downtown's image is the lack of architectural continuity in storefront treatments. The current appearance of many of the storefronts is dated and unappealing, as the dignified original architectural features of the buildings in most cases were covered up in the last few decades. The resulting mix of facade treatments is inconsistent, unattractive, and presents a cluttered image. Improvement of this condition by historic rehabilitation of Downtown storefronts would make the Central Business District more cohesive. Character Conservation: Alpena has an excellent collection of architecturally significant historic buildings. This unique architectural character conveys many positive images. Whereas in the past few decades Victorian homes and commercial buildings were considered to project a negative image, today such structures are a source of community pride and are considered important resources with a unique character much in demand by homeowners and business operators. Hundreds of communities across the nation have encouraged the historic rehabilitation of storefronts along their downtown Main Streets, and interesting and successful "gaslight" shopping districts have been created. The few Downtown commercial buildings in Alpena which have undergone historic rehabilitation present a positive image. In the past, new construction and renovation have often ignored the character of adjacent buildings. This has produced an unattractive mixing of architectural styles. However, the new savings and loan office building under construction Downtown has been designed to blend comfortably with the context of the historic buildings in Downtown Alpena. The use of this relatively new design technique projects a positive image, and the institution's new building will reinforce, rather than detract from, Downtown Alpena's unique character. Thunder Bay River: The Thunder Bay River has outstanding potential as a pedestrian linkage and recreational amenity within the city. Its many positive images include the existing parks and pedestrian/bike paths at Riverfront Park, LaMarre Park, and the Bi-Centennial path on the north side of the river between the - 7- �Chisholm Street Bridge and the railroad bridge. However, the lack of a consistent pedestrian/bicycle path limits the opportunity of access to the river in many areas. There is also a need for improved maintenance and treatment for the river edge in many places. Industrial Bayfront: The heavy industrial area which fronts on Thunder Bay provides the harshest views along the bay. The industrial facilities often present a stark edge to adjacent residential areas, although some areas are screened and buffered with extensive plantings. Wildlife Sanctuary: The Alpena Wildlife Sanctuary is a community amenity that projects a positive image of keeping nature within the city. The sanctuary provides strong recreational and wildlife habitat opportunities. The fairgrounds' relationship to the river and wetlands area could be made stronger. The appearance of the fairgrounds from Eleventh Avenue does not project a positive image. Downtown Government District: The collection of government buildings in Downtown -City Hall, the Library, the Federal Building, and the National Guard Armory- form a district of similar buildings with similar uses. However, this district is not thought of as having a distinct identity and is not as cohesive as it could be. County Government District: I The County Courthouse site presents a positive image. There is a missed opportunity, however, to unify the courthouse block with the County Courthouse Annex across the street. Pedestrian access between the two facilities is not well defined. Furthermore, the annex site is not linked in any way to the County's La.Marre Park along the river. These three facilities could be connected to create an attractive "County Government District". Parking lots behind the courthouse and the annex lack screening to soften the transition to the adjacent residential areas. i 'I North Government/Institutional District: While this district projects a positive image, there is a lack of cohesiveness. Signage and landscaping needed to unify the area are deficient. Also, the pedestrian crossing at Johnson Street that connects the two sections of the community college campus is not as well established nor as safe as it could be. - 8- �North Industrial Park: Overall, the organization of the industrial park is effective and is a good beginning toward establishing a positive, cohesive light industrial district. However, many elements typically associated with a quality industrial park setting are missing. Signage and site development controls currently used do not ensure the highest quality industrial site design. For example, loading and storage areas are generally not screened, and the placement of signs is inconsistent and even cluttered in some areas. General Physical Image/Identity: Alpena gives a mixed impression to the outsider. On the one hand, the city has many outstanding amenities which project positive images. In addition to the amenities discussed elsewhere in the Market Analysis section of the Comprehensive Development Plan, the city is characterized by neat, well-kept residential areas; clean streets and ongoing beautification plantings; excellent implementation of traffic control measures such as roadway markings, channelization, and user separation (bicycle paths and sidewalks); architecturally attractive and diverse houses of worship; and, a relatively mild climate. There are many opportunities for Alpena to distinguish itself in the area of attracting tourists. Fishing and hunting opportunities are endless, as are opportunities for other year-round outdoor activities. The distinctive ethnic flavor of Alpena is another asset which is currently underutilized in promotional efforts. Other opportunities include corporate tours and observation of quarry operations, as well as promotion of the scuba diving and sink hole exploring opportunities. There are several conditions which do not contribute to a positive image for Alpena. Current graphics and signage used to identify City of Alpena facilities are nondescript and may need to be upgraded. Consistent and attractive identification of all City recreational facilities would encourage more use of these facilities by tourists. The graphic quality of water tower markings is inconsistent and in some instances, dated. The signage and parking at the ice arena needs to be upgraded, and the facility may be underutilized from the standpoint of community-wide marketing efforts. - 9- I �C. RECREATIONAL FACILITIES Recreational opportunities in northeast Michigan will need to play a vital role in the diversification and expansion of the region's economy. Recreational facilities both within the Alpena city limits and in the surrounding area not only help attract tourists, but are important components of Alpena's quality of life. A description of both local recreational facilities within the Oty of Alpena and regional recreational facilities follows. Local Recreational Facilities: The current City of Alpena Recreation Plan was prepared in 1989. The plan includes proposed park improvements and implementation strategies. The facilities provided at each park as well as the recommended improvements from the plan are discussed below. Coastal Parks: Mich-e-ke-wis Park, located along the city's southern boundary, includes two large public beaches, Starlight Beach and Mich-e-ke-wis Beach. Opportunities at this park include picnic facilities, a shelter building (including restrooms, concession stand, locker rooms, and an office), tennis courts, two children's play areas, two ballfields, the ice arena, and bikeways along US-23 and along the beach. Recommendations for this park include improvements to parking areas, picnic tables, benches, pedestrian pathways, landscaping improvements near the water treatment plant, reconstruction of the tennis courts, and the acquisition of additional property to allow for expanded views of the park. The Alpena City Council has established the goal of having a recreational vehicle (R.V.) park in the Alpena Area. However, a 1987 feasibility study commissioned by the City concluded that the development of a public RV Park at Mich-e-ke-wis Park would not be economically viable. Plans to provide an additional R.V. park are currently under study by the Planning Commission. Recreational facilities at the Harbor Area and Bay View Park include a bandshell, two basketball courts, a ball diamond, four tennis courts, two volleyball courts (basketball, ball diamond, tennis, and volleyball facilities are property of the Alpena Public Schools), a tot lot, the Small Boat Harbor /Marina, a boat launch, and a fish cleaning station. The small boat harbor has been expanded to include a total of 132 boat slips. Planned improvements for this area include the addition of attractions for pedestrians, fishermen, and the non-boating public, such as pathways, landscaping, signs, and picnic tables. As discussed in the Image Analysis Section of the Comprehensive Development Plan, the Harbor Area and Bay View Park complex lack cohesion, as individual amenities are not well configured in relation to each other or the entire complex. While the provision of the bandshell was a successful community effort, its specific location may not have been ideal with respect to the entire park layout. The bandshell seating area needs definition. All further improvements to the Harbor Area and Bay View Park should strictly follow the City's Outdoor Recreation and Park Master Plan as most recentlyadopted by the Park and Recreation Commission and the Planning Commission. - 10 - �Riverfront Park located near the mouth of the Thunder Bay River in the Downtown area is divided into North and South Riverfront Parks. South Riverfront Park provides the following facilities: dock fishing, docking of larger watercraft, picnic tables and benches, concrete walkways, an open space area, and a parking lot. North Riverfront Park incorporates active and passive waterfront recreation. According to the park's master site plan, the following facilities are planned: boat launch (completed), boat mooring, a parking lot (completed), a shelter building/amphitheater, a fishing pier, a boardwalk, an open lawn area and landscaping, and a pedestrian linkage to South Riverfront Park and to Downtown. Phased implementation of this plan was recommended because of its high cost. These improvements have begun and already have added much to the appearance of this highly visible facility. Two other Oty parks are located along Lake Huron- Blair Street Park and Thompson Park. Blair Street Park, a small neighborhood park located on Thunder Bay, provides a beach and fishing area and a few picnic tables. Recreation Plan recommendations include keeping this as open green space with additional picnic tables, grills, and landscaping. The park also includes a pier structure which houses a major City storm sewer extending 320 feet into the bay. The City recently made improvements to this park, with financial assistance from a State Coastal Zone Management Grant. Thompson Park is a small one-acre park that provides a Thunder Bay swimming beach. Minor improvements recommended in the Recreation Plan include rebuilding the beach with new sand and a new retaining wall. Due to its small size, Thompson Park is intended as a more passive area and Starlight Beach is designated as an active beachfront park, as Starlight already has all needed amenities such as restrooms, adequate parking, etc. Other City Parks: Avery Park, a pocket park just north of Downtown, contains several shade trees and benches and serves as a rest stop for the elderly, a neighborhood play lot, and as open space. It is unlikely that this park will ever be enlarged. Therefore, planned improvements for this park are confined to its present limits. In conjunction with the "Old Town Alpena" project, Avery Park will receive a Victorian-style four-faced bronze clock and Victorian-style lampposts and park benches. Kurrasch Park is part of the Kurrasch Housing Project and contains limited playground equipment and an open field area. The City Housing Commission's office is located on site and includes a community room for indoor recreational use. The Recreation Plan recommends that this park be developed as a facility for low profile children's play. Other recommendations include the addition of a basketball court and park benches and the installation of a fence and landscaping to screen the railroad from the play areas. - 11 - �McRae Park provides both community-wide and neighborhood type recreational opportunities. Facilities at the park include: three fenced ballfields, two practice fields, a children's play area, two tennis courts, two parking lots that provide four basketball half-courts, a concession and restroom building, and a park shelter. The Recreation Plan recommends that the tennis courts be resurfaced and enclosed with perimeter fencing, the children's play area be expanded, additional spectator seating, park benches, and picnic tables be installed. A planting program also will be continued. The addition of three parcels of land at the comer of Merchant and Hueber Streets would help unify the park and provide space for use as a soccer field or permanent open space. The 40-acre Oxbow Park, located in the northwestern part of the city, was once used as a sanitary landfill and has been vacant for several years. Analysis in the 1989 Recreation Plan indicates that the residential areas adjacent to this 40-acre area are deficient in "community park" space. Facilities at this park include two ballfields and a shelter building/ concession stand. Planned improvements include four ballfields, four tennis courts, two basketball courts, a storage area and warming area, and a concession stand), several picnic areas, and children's play areas. A greenbelt/natural area would completely surround the park. County Parks: LaMarre Park is an Alpena County park located within the city limits just east of the Ninth Ave~ue Bridge. This park provides open space for picnicking, and is, along with the nearby dam site, an extremely popular fishing site. However, some improvements are needed at this facility, such as a sign notifying fishermen of the cleaning station at the Harbor. The Alpena County Fairgrounds include a campground with a camper sanitation station as well as a canoe launch, picnic area, and playground. These facilities are underutilized when the fair is not in operation, and existing signage is poor. Steps should be taken to better identify these important facilities. Alpena Wildlife Sanctuary: The Alpena Wildlife Sanctuary, a wetland area approximately 500 acres in size, is located in the center of the city along the Thunder Bay River. Recreational opportunities offered there include: boating, canoeing, fishing, nature study, picnicking and walking (on Sportmen's Island). The sanctuary provides all benefits associated with wetlands including habitat for various types of wildlife. The Alpena Wildlife Sanctuary Committee prepared a report in 1980 which analyzed the resources and future potential of the site. The committee recommended to retain the sanctuary for public use and to officially define and recognize the area. The Oty offered management support for Sportsmen's Island and the Bagley Street Bridge area. These two sites are the most heavily used for hiking and fishing activities. Sportsmen's Island, a Oty-owned park, is designated for passive recreation and environmental education by agreement with the Michigan Land Trust Fund, which provided most of the purchase money. The City has removed utilities and the vacant shelter building. - 12 - �Bikeway Plan: The 1983 Recreation Plan proposed a bikeway plan to serve as a connector between park areas and business districts within the city. The implementation of this system would require the installation of identification signs and bike racks. Regional Recreational Facilities: Regional recreational facilities are important components of the City of Alpena's tourist industry. Some of the regional recreational opportunities that play an important role in the city's economy are discussed as follows. The Thunder Bay Underwater Preserve encompasses all of Thunder Bay as well as other off-shore areas of Alpena County to a depth of 150 feet. The preserve has one of the highest concentrations of shipwrecks in the Great Lakes. The preserve attracts many divers, but the potential of this resource from the standpoint of tourist attraction has not been fully realized. Fishing in the Alpena area is exceptional. The Thunder Bay River above the dam offers smallmouth and largemouth bass, northern pike, panfish, and perch. Below the darn and into Lake Huron, anglers catch salmon, lake trout, brown trout, and rainbow trout, and some pike, walleye, and channel catfish. Hunting opportunities in the Alpena region are outstanding. Hunters can find both large and small game animals and game birds common to Michigan. Thousands of acres of State-owned land are available for hunting in the Alpena region. Cross country skiing in the winter and hiking in the warm months are also popular activities for this area. Within 20 miles of the city are several hiking trails and natural areas available for these activities. Norway Ridge, Chippewa Hills Pathway, Besser Natural Area, Ocqueoc Falls, and the Wah-Wah-Tas-See Pathway are a few of the areas where skiing and hiking are offered in beautiful natural settings. Another popular activity in this region during the winter is snowmobiling. Devil's Swamp Trail, located south of the city, offers 27 miles of marked trails. Indian Reserve Trail, off Indian Reserve Road, has six miles of snowmobile trails. In addition, the State Forest areas are available for snowmobiling at no cost. Golf is another activity offered to the tourist in northeastern Michigan. Two 18-hole golf courses located near Alpena are the Alpena Golf Oub and Alpena Country Club. There are three other golf courses within a half-hour's drive of Alpena: Thunder Bay Golf Course in Hillman, Rogers City Golf Course, and Springport. In addition, there are numerous county parks, State parks, and State Forest campgrounds in the Alpena region. - 13 - �D. COMMUNITY FACILITIES AND PUBLIC SERVICES: A community facilities location map is shown on Figure 2, the Community Facilities Map. North Government/Institutional District: This area in the northern part of the city includes the Alpena Civic Center, the Jesse Besser Museum, Alpena Community College, Alpena General Hospital, the Alpena County Sheriff Department and Jail, the District #4 Health Department, and the Northeast Michigan Mental Health Complex. Each of these facilities is discussed below: 1. Alpena Civic Center: The Alpena Ovic Center contains meeting facilities for conventions and community groups and offices of the Alpena Area Chamber of Commerce. 2. Alpena Community College: Alpena Community College's main campus offers courses in applied sciences and general studies. Arrangements for offering advanced undergraduate and graduate courses through Central Michigan University and Lake Superior State University have recently been made. 3. Jesse Besser Museum: The Jesse Besser Museum exhibits cultural and historical displays for public benefit. museum is fully accredited and is a major tourist attraction in the city. 4. The Alpena General Hospital: This facility was constructed in the 1930s and has recently undergone a $12 million expansion. These new facilities enable the hospital to continue to provide quality health care services to residents from throughout the Alpena market area. Alpena General Hospital is an important community asset and its excellent reputation has helped to attract retirees to the region. 5. County Sheriff Department and Jail: These services are located in a modern facility on the southeast corner of Chisholm and Johnson Streets. 6. Northeast Michigan Mental Health Complex: A new Northeast Michigan Mental Health Complex is planned for a site adjacent to Alpena General Hospital on Johnson Street. - 14 - �7. District #4 Health Department: The District #4 Health Department is located in the former County Farm facility, a historic structure on the east side of Chisholm Street just north of Alpena General Hospital. County Courthouse and Annex: The County Courthouse and annex house County of Alpena offices and courts. The Courthouse, considered an art deco landmark, is listed in the National Register of Historic Places. Downtown Government District: This district contains the following facilities: City Hall, the Library, the Federal Building, and the Armory. Each is briefly described below. 1. City Hall: The Alpena City Hall contains City administrative offices as well as the police department. This facility is near capacity. 2. George M. Fletcher Public Library: This quality facility, across from City Hall, houses the Alpena County Library. The library offers a wide variety of community services, including lectures and a full range of children's programming. 3. Federal Building: This building is located near City Hall along the Thunder Bay River. The building is used by only one full-time office (Coast Guard Auxiliary), and is considered by the General Services Administration to be underutilized and a candidate for being put up for sale. Re-use of the building should be explored, as the building's architectural style cannot be replaced and it helps to form, with City Hall and the Armory, a complex with a traditional monumental civic character. The character of this "Downtown Government District" provides continuity with the community's past. Possible uses for the building include government offices, a maritime or lumbering museum, a tourist or business information center, or office space for a professional firm, such as a law office. 4. National Guard Armory: This building located just east of the Federal Building, provides space for community groups to hold meetings or exhibits, as well as larger gatherings such as wedding receptions. - 15 - �Senior Citizens Center: The Senior Otizen's Center provides services and activities for the elderly. The facility is conveniently located between the two large senior housing facilities on the south side of the Thunder Bay River, just northwest of Downtown. The facility does not take full advantage of its riverfront location, and various site improvements could be made to provide an outdoor activity area on the river side of the building. Cemeteries: There are three cemeteries in the city which are operated and maintain~ by City employees. The 61-acre Evergreen Cemetery is owned and operated as a public service. Two cemeteries, Hebrew and Grace Lutheran, are privately owned but are maintained by Oty staff. Holy Cross Catholic Cemetery, located along M-32 near the other cemeteries, is privately maintained. Police and Fire Services: The Oty's Central Fire Station building located on the comer of Third Avenue and River Street, is in relatively poor condition. The North Fire Station is located on Oldfield Street near the Ninth Avenue Bridge. Although the North Station is relatively new, it has developed foundation problems due to poor fill (this facility was built on approximately 30 feet of sawdust). The present location of the two fire stations in relatively close proximity to each other is undesirable. The City may need to seriously consider consolidating the two stations into a single new station in light of rising costs and the condition of the existing facilities. It also may become increasingly necessary to provide a station in the southwest area of the city, as commercial and residential development continues along the Hobbs Drive/Bagley Street corridor. The pace of development in this area will be accelerated upon completion of the U.S. 23 Bypass along Hobbs/Bagley. Alpena Township has stations on North US-23 and on State Avenue south of the city. The City and Township fire departments should continue past cooperative efforts and should explore new ways to work together. The City's police department operates out of City Hall, where police facilities are becoming cramped for space. Therefore, the City has considered consolidating the police department along with the fire services to one new facility. The preferred location for the new facility is at the intersection of Sixth Avenue and Chisholm Street, across from the Senior Otizens Center. The site was purchased with a federal grant designated for site acquisition for a future combined facility. - 16 - �Public Works Garage and Materials Storage Facility: The Public Works Garage is located on Campbell Street adjacent to a residential area. This has been identified as a location of incompatible land uses, but the garage site is zoned for industrial use. The Public Works Department has discussed ways to combine the garage with the Materials Storage Facility in order to eliminate the travel distance between the two facilities. The City of Alpena Public Works Department maintains the Materials Storage Facility on Long Lake Avenue near the north city limits. The facility is approximately three miles, by city street, from the Public Works Garage. Alpena County Road Commission: The Alpena County Road Commission's (ACRC) newly constructed building is located on Bagley Street. This facility will be able to serve the County's needs beyond the next ten years. Bagley Street was recently upgraded to a two lane paved roadway and is planned to become a US-23 bypass route around the Alpena Central Business District. Elementary and Secondary Schools: The Alpena Public Schools operates the following ten elementary schools: Ella White, Hinks, Lincoln, Long Rapids, Maple Ridge, Hubbard Lake, Sanborn, Wilson, Besser, and Sunset. Thunder Bay Junior High and Alpena High School also provide public education for the area's youth. These schools also provide numerous recreational facilities for public use, including the Plaza Pool at Alpena High School. The three parochial schools in the area are St. Anne (K-8), St. Mary (K-6), and Immanuel Lutheran (K-8). The School District has vacated the Bingham School facility at the northeast comer of Fifth and McKinley Avenues. Potential redevelopment of this facility for residential use has been investigated. Higher Education: Alpena Community College, located on the north side of Alpena, east of U.S. 23, plays a key role in the educational, economic development and labor force development efforts in the Alpena community. Enrollment has grown 33 percent in the last 5 years, with nearly 2,500 students enrolled in the Spring Semester, 1989, with 1,800 of those being at the Alpena Campus. The student body has includes a high percentage of non-traditional students, with an average student age of 29 years. The College places a strong emphasis on meeting the career training needs of Northeast Michigan. For example, a new program has been developed to train corrections officers, to meet increasing demand for certified qualifications in this area. Outreach to the community is also an important part of the College's mission. In 1988, the College established the Center for Economic and Human Resource Development. This was intended to focus - 17 - �the College's activities which serve economic development and service to the Northeast Michigan business community. Services which are provided in the Alpena area through the Center include coordination of community volunteer programs through a Volunteer Center, customized training programs for area businesses, career planning assistance in area high schools, business startup and expansion planning and consultation services and operation of an industrial and environmental testing lab. - 18 - �E. UTILITIES The City of Alpena offers sanitary sewer and water services to the majority of residences and businesses within the city limits and portions of Alpena Township. The operation and maintenance of these facilities is handled through a private operator under contract with the City. The service areas for the City's water and sanitary sewer systems (within the city limits) are shown on Figure 2, the Community Facilities Map. Water: The City of Alpena receives its water supply from Lake Huron's Thunder Bay. The original sections of the City's water system were built in the 1920s. The City plans to institute a 2 percent per year replacement program for both water and sanitary sewer systems. Water usage for the City averages 2 million gallons per day. This number may be deceiving because it represents an average of periods of high and low usage. The current operating capacity at the water treatment plant equals 5.25 million gallons per day. The maximum design capacity of the facility equals 8 million gallons per day. Water service is provided within the city limits and to approximately 50 percent of residences in Alpena Township (primarily the portion south along US-23). Residents in the Long Lake area, Ossineke area, and the residential developments in between have also expressed some interest in connecting to the City's water system because of poor well water quality. Proposed development may add approximately 275 new customers in the short term. Service to areas north of town is limited due to the presence of subsurface bedrock. If the service area is expanded, there will be a need for additional dear well storage or increase in the plant's existing mixed media filter rate. The City is currently utilizing 38 percent of its total water system capacity. Accommodating the expected increase in the water distribution system may require some expansion of the water treatment facility. Provisions have already been made for such expansion on the south side of the existing plant. R. S. Scott Engineering conducted a needs assessment of Alpena's water system in 1968. Several of the improvements recommended in this study have been implemented. Establishment of a new water intake location is still under consideration but is not planned at the present time due to cost constraints. This was proposed to avoid potential water pollution problems which could exist at the present location near the mouth of the Thunder Bay River. Sanitary Sewer: Alpena's wastewater treabnent facility is located at Water Street and Harbor Drive at the mouth of the Thunder Bay River. This facility was updated in the early 1970s. Its current treatment capacity is 5.25 million gallons per day. The City is now using 67 percent of this capacity. - 20 - �The City provides sanitary sewer service to a majority of homes within its boundaries, as well as some areas of Alpena Township. Septic systems are still in use at approximately 85 scattered locations within the service area. The areas north of the city which have bedrock close to the surface are difficult to serve. This condition has hampered development in these areas. Recent expansion of the service area has occurred in several areas to the south and west of the city. An effort is being made to upgrade two percent of the sanitary sewer system and water distribution system each year. Storm Sewer: The majority of streets in the city are comprised of an urban cross section with curb and gutter, drainage structures, and an enclosed storm sewer system. New storm sewer is installed when curb and gutter is added as part of new developments. The majority of the storm sewers outlet at various points along Thunder Bay River. The city currently does not experience significant flooding of the storm sewer system, even during periods of frequent or heavy rainfalls. The dams along Thunder Bay River provide effective flood control. An increase in improved land within the city should not have a significantly negative impact on the City's storm sewer system as long as adequate storm drainage measures are provided as part of the development. Such measures might include the provision of stormwater detention basins or retention ponds. City Light Division: The City of Alpena owns its street light system (approximately 1,021 street lights), which currently illuminates nearly every street intersection in the city, with mid-block illumination provided on various major streets and in the Downtown area. Electricity: The Alpena Power Company provides electrical service to the community and its environs. This private utility firm owns a number of hydroelectric power generating facilities situated at dams along the Thunder Bay River. Within the city limits, one such facility is located just north of the Ninth Avenue Bridge. Alpena Power's corporate offices are located Downtown on Second Avenue at the river. Natural Gas: Natural gas service is provided to the City of Alpena by Michigan Consolidated Gas Company (MichCon). MichCon has facilities in two locations in Alpena: an office facility on Chisholm Street in Downtown and a service facility on US-23 north of the city. - 21 - �Telephone: Telephone service is provided in the Alpena community by GTE North Inc. GTE has facilities in both Downtown Alpena and in the North Industrial Park. - 22 - �I TRANSPORTATION I I Recent planning efforts aimed at increasing public awareness of Alpena's many attributes have focused on transportation as a major issue. In particular, roadway improvement needs have been identified which will facilitate circulation in and around the city and increase accessibility to the northeastern Michigan area. The need for more frequent and direct commercial air links to larger hubs downstate has also been cited. The Alpena deepwater port has been upgraded with the completion of the Second Avenue drawbridge project, and additional improvements are being considered. These measures are seen as vital ways to encourage economic growth and promote tourism in the region through upgrading of the transportation system. Regional Roadways: I I U.S. Route 23 (US-23), which follows State Avenue and Chisholm Street, provides primary north-south access to Alpena. This two-lane roadway is a designated State trunkline and follows the western shore of Lake Huron for much of the way between Standish and Mackinaw Oty. Access from the west is served by M-32, another two-lane State route which follows Washington Avenue within the city limits. A third trunkline, M-65, provides additional north-south access to central Alpena County. Access to Alpena has been hampered by the circuitous nature of US-23 along the lakeshore as well as M-32 and M-65 which contain many jogs, hills and sharp turns. At times, heavy seasonal and recreational traffic overload the two-lane trunklines in this area, causing many to avoid these routes and opt for more easily accessible destinations. US-23 is heavily utilized by commercial trucking lines and hazardous waste haulers due to load limit restrictions along portions of M-65. The result is conflicts between local traffic and through-passenger vehicles and trucks. Local Roadways: Travel within the City of Alpena is primarily served by US-23 and M-32, which intersect in the heart of the Central Business District. Residential and commercial development which has occurred along these trunklines has reduced their ability to function mainly as through-routes and instead, these roads must serve as primary access to many adjacent properties. As a result, volumes on the trunklines are nearing their current capacities. Several County and.local roads carry traffic to and from the outskirts of the city, but most of these eventually connect back to the two State routes rather than bypassing them. Figure 3 displays the City of Alpena Act 51 Map and traffic count data. I ~ I I I I , Arterial and collector streets are evenly distributed throughout the city. Ripley Boulevard and Second Avenue, carrying traffic volumes comparable to US-23 and M-32, can be classified as major arterial streets. Ninth, Eleventh, and Grant Avenues, as well as Hobbs Drive/Bagley Street and Long Rapids Road have lower volumes and appear to function well as minor arterials. The presence of only four bridges over the Thunder Bay River poses some constraints on cross-town travel, but based on current volumes, it does not appear that an additional crossing is needed at this time. The collector roadway system is comprised of streets similar to Oldfield Street, Miller Street, and Third Avenue. The current volumes on the majority of these streets are below their estimated capacities. - 23 - �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN -- -- I ---I I I I t' . . . . .. ·. · :· '. I .- - ' - - - - - t - - - " t t " r : /·1 L__ __ 1 rr-··- I! -~ - J ( EXISTING ROAD SYSTEM 7 LEGEND 0 STATE TRUNKUNE ••••••• COUNTY PRIMARY COUNTY LOCAL MAJOR STREET \, LOCAL STREET (YEAR) 10,000 ADT-AVERAGE DAI LY TRAFFIC l'!Qif; STREET CLASSIFICATIONS BASED ON ACT 51 MAP APPROVED BY MOOT ON 4-17-86 THE t 400. 100 120Gl1100 SCilLE ·IN FEl!T \\'RDC C.ROL'P ~~';"° \OCMC.,\. ' ~• 1• JJ.MiCICIO ~ ===== ""'""" I.ASIUCl>l71J1'0 ~ •• l• 1W.. Ul �I l Alpena's local street network has developed in a grid fashion, paralleling either the Thunder Bay River or Lake Huron shoreline. Washington Avenue, Campbell Street, and Baldwin Street all bisect the city diagonally, creating a number of angled intersections at side street locations. Other roads within the city contain jogs or offsets, due to the proximity of the river, lakeshore, or the Detroit & Mackinac Railroad tracks, which result in poor operation. A majority of the local streets within the community, including primarily residential streets, extend for a number of blocks. One drawback to this scheme is that a number of side street intersections are created along major thoroughfares such as Washington Avenue, Chisholm Street, Second Avenue, and Ripley Boulevard. Rail: The City of Alpena and surrounding region are served by the Detroit and Mackinac Railroad. The tracks follow the general alignment of US-23 as far north as Alpena, then head inland to the northwest toward Mackinaw Oty. Several spurs run along the east side of the Thunder Bay River to serve industrial sections of town. Although the railroad tracks cross major roadways at several locations throughout the city, traffic delays are not frequently experienced, due to the low volume of train traffic in the area. Of note, however is the coexistence of periodic train traffic with vehicles on Tenth Avenue near Chisholm Street and on Fletcher Street, just north of the Abitibi-Price Corp. facility. Tracks running down the center of the roadway are not separated in any way from cars, posing a potential safety problem for those unfamiliar with the area. Airport: Alpena County Regional Airport, formerly Phelps Collins Field, is located west of Alpena on M-32. The airport is County-funded and is the only airport in close proximity to the city. The facility is home to the Phelps Collins Air National Guard Base at the present time, and also provides general aviation services and limited commercial air service. Welch Aviation and Aviation North, both of Alpena, provide charter and flight services. Commercial air service has been felt to be inadequate since federal deregulation and lobbying efforts are underway to improve commercial air service to the area. This lobbying effort has been identified as a primary Alpena City Council objective. Currently, Great Lakes Airlines provides daily roundtrip service to Detroit (Metro Airport B Concourse) and Sault Ste. Marie (with connections to Chicago). Drummond Island Air also has daily round-trip flights to Detroit Metro Airport. Lobbying efforts are also attempting to guarantee the retention and expansion of Air National Guard activities at the airport. The economic benefits of the Guard presence are considered to be irreplaceable, and the Alpena City Council has made this lobbying effort a major priority. The airport functions as an important "gateway" into the Alpena community. passenger terminal does not have an effective welcome center. - 25 - However, the air �Deepwater Port: The port at Thunder Bay along Lake Huron can accommodate commercial shipping vessels at private facilities at Lafarge, Abitibi-Price Corp., Fletcher Paper Co., and Alpena Oil Co. One of the largest fleets on the Great Lakes, owned by Inland Lakes Management Company, utilizes Alpena's port. The completion of the Second Avenue bascule bridge has opened up the Thunder Bay River to commercial shipping and larger recreational boats as far upstream as the Ninth Avenue Bridge. Additional improvements under consideration include dredging and an improved tum basin upstream from the Second Avenue Bridge. Transit: Public transportation services within the Alpena area are provided by the City of Alpena-funded DART dial-a-ride system. DART service extends to shopping areas outside of the Alpena city limits. This operation is contractually provided by a private firm. Intercity Bus: Intercity bus service is provided to Alpena by Greyhound Lines. The Greyhound route which serves Alpena runs from Alpena south to Bay City. The bus station is located in Downtown Alpena on Washington Avenue. Improvement Needs: Alpena's ability to encourage new economic growth will be based in large part on the capacity and condition of the transportation system which serves the area. Improved access to the northeastern Michigan region will enhance its desirability to both new industry and year round recreational visitors. Alternatives for the upgrading of US-23, as well as M-65 and M-32, have been the topic of an ongoing study by the Michigan Department of Transportation. The current proposed improvement plan calls for upgrading of US-23 in stages, beginning at its south end, to serve primarily regional and local trips. In conjunction with these changes, portions of M-65 and M-32 would be modified to better accommodate commercial truck traffic. The 1988 MOOT U.S. 23 Study also endorses the implementation of the "Alpena Bypass", which would carry through-trips around the city via Hobbs Drive/Bagley Street/Genschaw Road and Hamilton Road. In connection with the Hobbs/Bagley route alternative for the Alpena Bypass, there has been discussion of improving Hamilton Road east of North US-23 to Wessel Road, and improving Wessel Road south to Ford Avenue. The plan would straighten Wessel Road by relocating the southern section eastward. In addition, Second Avenue east of Hueber Street would be improved to truck route specifications and extended eastward to connect to the realigned Wessel Road. The primary purpose of these improvements would be to better accommodate heavy truck traffic, including hazardous waste haulers, to the Lafarge Corp. and Abitibi-Price Corp. area by eliminating the need to travel through - 26 - �Downtown Alpena. Designating the Long Rapids Road/Johnson Street route east to the bayfront industrial area as a truck route has also been discussed as an alternative in conjunction with the development of the bypass. A number of changes to the local roadway network have been planned or implemented in recent years which will help to improve traffic operations. Implementation of a one-way street system in the Downtown area continues to be a viable method for increasing capacity of the existing system. The Second Avenue Bridge has been rehabilitated to better service traffic to and from the industrial areas on the east side of the river. The widening of Ripley Boulevard has made it a more viable route for north-south trips through town. Ongoing rehabilitation projects on streets such as Bagley Street, Second Avenue, and Miller Street will better serve local traffic. In addition the LaFarge Co. plans to remove the viaduct over Ford Avenue near the Lafarge plant, to eliminate this long-standing traffic impediment. The need still exists, however, to address areas of potential concern along both State trunklines and major or local streets within the City of Alpena. Washington Avenue (M-32) contains several sections of narrow pavement and has several intersection alignment problems. The sharp angle at the intersection of State Avenue and Chisholm Street continues to slow through-traffic in this area. US23 contains several areas of on-street parking, heavy pedestrian traffic, and numerous side street intersections, which contribute to overall traffic congestion along this route. In addition, traffic accidents are highest in this area due in part to high operating speeds, lack of tum lanes at certain intersections and insufficient capacity during peak periods. Near the Central Business District, inadequate sight distance around existing buildings presents a safety hazard. The proximity of the Post Office on Second Avenue, combined with the wide pavement in this area creates congestion and illegal U-turns just east of the drawbridge. Delays and congestion are also experienced at the intersection of Oldfield Street and Second Avenue. Misaligned or offset intersections contribute to operational problems at several locations throughout the city. - 27 - �G. DEMOGRAPHICS Historical Population Growth: The population of Alpena County grew steadily from 1900 through 1980, with Alpena Township accounting for a third of that growth. Since 1980, the county's population has stabilized. The population of the Oty of Alpena has remained relatively constant throughout the century, but in terms of the city's share of the county population, the city's share declined to 37 percent by 1980. This change was consistent with national trends in suburban growth, and was reinforced by the unavailability of land suitable for development in the City of Alpena due to the presence of Lake Huron, the Thunder Bay River, wetlands, poorly drained soils, shallow bedrock, and so forth. According to the decennial U.S. Census counts, the City of Alpena's population peaked in 1960, when 14,682 residents were counted. The population of the city then began to fall slightly, consistent with national trends toward a smaller household size and the national loss in manufacturing employment. Another factor has been the change in availability of housing stock as neighborhoods, particularly along arterial and collector roads, have undergone transition from residential to commercial land use. Population change from 1960 to 1986 was estimated to be a reduction of 23.1 percent. One impact of this shift in population has been a relative reduction in State shared revenues, which are often allocated on a per capita basis. Table 1 and Figure 4 present population history data for the City of Alpena, Alpena Township, and Alpena County. Population Projections: The State of Michigan Department of Management and Budget projected in 1985 that Alpena County's population will remain constant through 2010. The City of Alpena is also projected by the Northeast Michigan Community Service Agency (NEMCSA) to remain stable through 2010. NEMCSA assumed that the city's share of the county population will remain a constant 36.5 percent, consistent with the 1980 to 1988 trend. This assumption is supported by the National Planning Data Corporation, which projects that the city's population will be 10,643 in 1993, a total of just over 35 percent of the county's population. The National Planning Data Corporation, a marketing research firm based in Ithaca, N.Y., uses a variety of current indicators to make its population estimates and projections. While overall population stability during the next 20 years appears to be the case, continued slight annual population decline in the city will occur into 1993 if the National Planning Data Corporation projection holds true (a drop in population of almost 13 percent from 1980 to 1993). The 1993 projection is based on current trends, and indicates the kind of decline that can be expected unless measures are taken to counter such trends. However, building permit data for the City in 1987 and 1988 show that past trends may not be continuing. Still, efforts must be undertaken to create a climate in which past population trends will not continue indefinitely. Table 1 and Figure 4 display population projections for the Oty of Alpena, Alpena Township, and Alpena County. - 28 - �Resident Profile: Alpena's population has a much higher percentage of White persons and is older on the average than the State of Michigan as a whole. Over 99 percent of the Oty of Alpena's population is White, in contrast to the statewide percentage of 85.0. Table 2 shows racial composition data for the City of Alpena, Alpena Township, Alpena County, and the State of Michigan. The median age of the city's population is currently estimated to be 34.5 years, which is higher than the statewide median of 31.7 years. One reason why Alpena's median age is higher than the state's median age is that the 65 years and older age group is estimated to comprise just over 20 percent of the city's population, which is substantially higher than the statewide share of 11.5 percent. While there is occasional concern expressed over the relatively high percentage of elderly in Alpena, this condition should not necessarily be thought of as a negative economic indicator, as retirees have brought economic booms to many communities across the country. Furthermore, an overwhelming majority of elderly persons live independently and require no assistance with activities of daily living, contrary to popular myth. Still, the Alpena community has an opportunity to expand and improve services and facilities to the elderly population, such as senior centers, health care facilities, ambulance services, dial-a-ride services, and the like. Table 3 gives current estimates of age group and median age data for the City of Alpena, Alpena Township, Alpena County, and the State of Michigan. - 29 - �Figure 4 Historical Population Growth and Population Projections City of Alpena, Alpena Township, Alpena County, 1880- 2010 • Alpena County ---o-- City of Alpena ,'ii 32000 Alpena Township 30000 28000 26000 24000 22000 C 20000 -g_ 16000 a. 14000 0 ca 18000 0 12000 - +- -······ · · · ~v~ J -•• ••r ~~~~. . ... ... . . . / I 10000 8000 6000 4000 2000 I····························· l.............. t. . . . ~ . :=. . ............... - + ....... " 0 1880 I 1890 1910 1920 y ~----. / +-~(" + -· · · · · · · ··· · · · I 1900 ~I 1930 I 1940 1950 Year 1960 1970 1980 1990 2000 2010 Sources: U.S. Bureau of the Census Michigan Department of Management and Budget National Planning Data Corp. Northeast Michigan Community Service Agency �Table 1 Historical Population Growth and Population Projections City of Alpena, Alpena Township, Alpena County, 1880 - 2010 City of Alpena Alpena Township Alpena County City's % of County 1880 1890 1900 1910 1920 1930 1940 1950 1960 1970 1980 1981 1982 1983 1984 1985 1986 1987 1988 1990 1993 1995 2000 2005 2010 6,153 11,283 11,802 12,706 11,101 12,166 12,808 13,135 13,805 12,214 1,675 2,932 6,616 9,001 10,152 11,942 9,958 11,535 9,827 14,682 18,254 19,965 17,869 18,574 20,766 22,189 28,556 30,708 32,315 32,454 31,940 31,387 31,375 31,105 30,900 31,100 30,757 31,939 30,139 32,034 31,977 31,600 31,059 11,290 11,150 9,635 10,643 9,415 11,337 Sources: 64.7 63.7 62.2 65.4 61.7 59.2 51.4 44.9 37.8 37.4 36.8 36.5 36.3 35.3 36.5 1880 - 1980, U.S. Bureau of the Census 1981 - 1987 estimates, Mich. Dept. of Management and Budget and U.S. Census Bureau 1988 estimates, 1993 projections, National Planning Data Corp., Ithaca, N.Y. 1990, 1995, 2000, 2005, 2010 county proj., Mich. Dept. of Management and Budget 2010 dty projection, Northeast Michigan Community Service Agency Table 2 Population by Race City of Alpena, Alpena Township, Alpena County, State, 1980 City of Alpena Alpena County Alpena Township State of Michigan White Black Asian Other 99.3% 0.1% 0.2% 0.4% 99.5% 0.0% 0.1% 0.4% 99.4% 0.1% 0.1% 0.4% 85.0% 12.9% 0.6% 1.4% % Hispanic 0.2% 0.2% 0.2% 1.8% % % % % Note: Hispanics may be of any race. Source: U.S. Bureau of the Census - 31 - �Table 3 Population by Age Group, Median Age City of Alpena, Alpena Township, Alpena County, State, 1988 City Township County State 0-9 years 10-14 years 15-17 years 18-24 years 25-34 years 35-44 years 45-54 years 55-64 years 65-74 years 75+ years 13.0% 5.7% 3.8% 11.5% 16.9% 12.0% 8.1% 8.8% 11 .3% 8.9% 14.1% 6.6% 4.9% 9.8% 18.2% 13.0% 11.1% 9.4% 8.1% 4.9% 14.3% 6.5% 4.6% 10.1% 17.4% 12.5% 9.4% 8.8% 9.6% 6.8% 15.0% 6.7% 4.7% 11.3% 18.4% 14.3% 9.1% 8.9% 7.1% 4.4% Median age 34.5 33.1 33.4 31.7 Source: National Planning Data Corporation - 32 - �ECONOMIC CHARACTERISTICS The economic condition of the Alpena area has been the subject of much discussion and analysis in recent years. A major economic readjustment strategy (Target 2000) was completed in 1988 by the Midwest Research Institute (MRI). The MRI study analyzed current conditions, made a set of comprehensive recommendations, and also contained a target industry analysis. Overall, the MRI study presents a thorough analysis of the local economy, and its analysis will not be duplicated here. However, a few economic indicators which directly affect land use planning decisions are presented below. Building Activity: Building activity trends are important in determining land use needs. Annual construction activity in the City of Alpena was fairly consistent from 1963 through 1975. During this period, an average annual number of 20.4 residential units were built in Alpena, and the total number of all building permits averaged 279 annually. This period was followed by three years of greatly increased residential building activity (1976 - 1978), with 1977 being the peak year for construction activity in Alpena. A major drop in construction then took place, leading to no single-family homes or commercial buildings being built in 1982. Single-family building activity remained stagnant through 1986, but some recovery was evident in 1987 and 1988. Commercial permits issued were up slightly in 1986 and 1987. Table 4 provides building permit data for the Oty of Alpena. Labor Force and Unemployment: The unemployment rate in Alpena County paralleled the statewide unemployment rate and rose dramatically from 1980 to 1982. The county's unemployment rate peaked at 20.9 percent in 1982. Recovery in employment rates has been slow in Alpena County, however. While the statewide unemployment rate has declined steadily and is approaching national levels, the county rate in 1988 was still 3.5 points higher than the state rate, and twice as high as the U.S. unemployment rate. This high rate persists in spite of the fact that the labor force in the county has lowered considerably. The annual average county-wide labor force dropped by over 3,000 persons from 1980 to 1986. (There was a slight gain in the county labor force from 1986 to 1987, however.) Table 5 gives 1980s labor force and unemployment data for Alpena County. - 33 - �I I Table 4 Building Permit Data City of Alpena, 1980 - 1988 I I I I No. of Residential Units No. of Commercial Permits Total Permits 7 252 200 177 298 312 338 264 1963 1964 1965 1966 1967 1968 1969 35 26 17 15 17 15 12 1970 1971 1972 1973 1974 1975 1976 1977 1978 1979 12 28 27 21 22 18 50 72 56 34 12 11 9 11 6 3 17 5 9 7 334 333 364 297 234 222 322 405 341 333 1980 1981 1982 1983 1984 1985 1986 1987 1988 17 13 0 3 1 3 5 13 12 3 3 0 2 5 4 8 6 3 327 271 196 256 223 293 379 387 475 7 3 8 7 5 6 Source: City of Alpena Building Inspector Retail Sales: Retail sales in the Alpena area have been relatively strong in spite of the economic downturn experienced in the community. All major retail store groups except General Merchandise and Automotive experienced drops in total sales from 1981 to 1984, but a partial recovery in sales occurred in all of these groups by 1987. General Merchandise and Automotive sales continued to grow from 1984 to 1987, and strong sales in these two groups is the major reason for overall retail sales increases from 1981 to 1984 and from 1984 to 1987. Table 6 lists retail sales by six "store groups" in Alpena County for 1981, 1984, and 1987. - 34 - �Table 5 Labor Force, Unemployment Rate Alpena County, State, 1970, 1980 - 1988 Annual Averages Labor Force 1970 1980 1981 1982 1983 1984 1985 1986 1987 1988 Employment 13,600 13,400 12,225 12,450 11,050 11,075 10,875 11,200 11,750 15,750 15,650 15,450 15,275 12,950 13,100 12,625 13,125 13,200 Unemployment Rate Unemployment 2,150 2,250 3,225 2,800 1,925 2,025 1,750 1,925 1,475 Coun!f State U.S. 7.9 13.7 14.4 20.9 18.4 14.8 15.5 13.8 14.7 11.1 6.7 12.4 12.3 15.5 14.2 11.2 9.9 8.8 8.2 7.6 4.9 7.1 7.6 9.7 9.6 7.5 7.1 7.0 6.2 5.5 Source: Michigan Employment Security Commission Table 6 Retail Sales by Store Group Alpena County, 1981, 1984, 1987 1981 1984 1987 Store Group Food ($000) 41,041 34,990 38,627 Eating & Drinking Places ($000) 13,562 9,341 11,032 General Merchandise ($000) 11,992 18,161 21,696 7,725 6,874 8,670 19,093 28,695 31,341 5,818 4,825 5,039 145,411 150,116 168,010 Furniture/Furnishings/ Appliances ($000) Automotive ($000) Drug ($000) TOTAL ($000) Source: Sales and Marketing Management - 35 - �Tax Base: The City of Alpena's 1988 State Equalized Valuation was $148,224,700. This valuation represents only a 3.6 percent increase from 1981- an average annual increase of approximately 0.5 percent. When measured against inflation, the City's tax base has actually been stagnant in the 1980s. Property tax revenues have not kept pace with increases in City operating costs, and the City has had to lower the cost of various operations and has implemented or increased user fees. Table 7 displays property tax base data for the City of Alpena. Table 7 State Equalized Valuation City of Alpena, 1976 - 1988 State Equalized Valuation $96,795,223 102,757,201 106,917,822 115,358,425 137,635,518 143,038,962 144,411,200 144,463,100* 145,068,900* 146,259,500* 146,844,500* 146,042,500* 148,224,700* 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 *Includes Commercial and Industrial Facilities Valuation Source: Oty of Alpena - 36 - �HOUSING CHARACTERISTICS Housing Profile: The predominant housing type in Alpena is single-family dwellings. Single-family residential areas in the city are generally well-maintained and attractive. Older neighborhoods are located adjacent to the Central Business District, while the newest single-family residential areas are located in subdivisions in the western area of the city near the high school and in the area north of the Alpena Wildlife Sanctuary. A housing conditions survey was completed in October 1988. Residential structures were rated on their exterior appearance. Three categories of maintenance were used in the rating process. The Housing Conditions Map displays the results of this survey. As expected, the older residential areas have the highest concentrations of structures with poor exterior conditions. However, the number of "poor" structures was limited, and it appears that County Housing Commission rehabilitation programs have been successful. Conversion of single-family dwellings into apartment houses has occurred in older sections of the city, and particularly along major thoroughfares such as Chisholm Street. The vacancy rate for these units appears to be low. Over a dozen apartment houses, buildings, or complexes provide market rate apartment units in the City of Alpena. These facilities are distributed throughout the north and west ends of the city. The City of Alpena Housing Authority operates 195 dwelling units for low income residents. Two of the complexes are oriented to the elderly and another two complexes are occupied by families. These facilities have very low vacancy rates, and waiting lists are relatively long. The two senior housing apartment complexes, Riverview Apartments and the Albert C. Fowler Apartments, are both on the northeast side of River Street, and overlook the Thunder Bay River. The Alpena Senior Citizens Center is located between the two facilities. Various housing developments oriented to the elderly have been provided by the private sector in recent years. In the city, the Pinecrest Manor complex and the retrofitted Wilson Dorm, a former community college residence hall, are notable examples of this type of senior housing, along with Birchwood Meadows in Alpena Township. Both local and downstate retirees are being attracted to these developments. Migration of retirees to rural counties in northern Lower Michigan is an important trend observed in the 1980s and will likely continue through the end of the century. Licensed nursing homes located in the area are Provincial House on Long Rapids Road in the city and the Pierce Nursing Home on Golf Course Road in Alpena Township. The City of Alpena also contains a high concentration of adult foster care homes. While this housing option fills a strong demand in the community, a preponderance of adult foster care homes can begin to overwhelm local services and can impact property values. The City of Alpena should be careful to not permit adult foster care homes at a density greater than the minimum density allowed by State law. - 37 - �Housing Conditions Survey: A housing conditions survey of all residential structures in the City of Alpena was conducted in October, 1988. Results of the survey are shown on Figure 5, Housing Conditions Map; housing conditions are generalized on the map and shown by "block face" rather than on a structure by structure basis. The following rating criteria were used in the survey: Excellent Condition: • • • • • Very well-maintained structure Roof and gutters free from sagging No evidence of foundation cracking or exterior wall defects No cosmetic repairs or maintenance needed Yard upkeep immaculate Good Condition: • • • • • Well-maintained structure Roof and gutters free from sagging No evidence of foundation cracking or exterior wall defects Any required repairs are cosmetic in nature Yard well.;.maintained, consistent with neighborhood standard Fair to Poor Condition: • • • • • Fairly well-maintained structure to dilapidated structure Roof and/or gutters require some degree of repair Minor to significant structural damage to foundation and/or exterior walls Minor to major repairs required to upgrade structure Yard fairly well-maintained to not maintained or cluttered with outdoor storage The survey results reveal that the City of Alpena's housing stock is generally well- to very wellmaintained. Areas with concentrations of housing in fair to poor condition include the following: • • • • • • The area bounded by Walnut Street, Adams Street, Long Lake Avenue, Pine Street, and Oldfield Street. The area bounded by Washington Avenue, Ripley Boulevard, Eleventh Avenue, Chisholm Street, and Third Avenue. The area bounded by Chisholm Street, Eleventh Avenue, the Thunder Bay River, and Ninth Avenue. Along Ford Avenue, from Oldfield Street east to Herman Street. Along State Avenue, from Baldwin Street south to Wisner Street. Near the intersection of First Avenue and Campbell Street. - 38 - �1 ENVIRONMENTAL FEATURES AND LIMITATIONS The environmental features in and around the City of Alpena provide both incentives and barriers to potential development. The remaining land available within the city suitable for residential, commercial, and industrial development should be identified and development can be directed toward areas where environmental features do not pose serious limitations. Future growth patterns and density of development will be influenced by environmentally-sensitive features. Most of these features present both benefits and drawbacks to potential development. Several environmental features were analyzed and include soils, wetlands, floodplains, and woodlands. Environmental features are depicted on Figure 6. Soils: An evaluation of soil types for the city was conducted in order to determine those areas that present development limitations. Soils information was provided by the Alpena County Soil Survey, prepared by the Soil Conservation Service (SCS). A second source provided by the SCS, a general soils classification and summary for Alpena County, published in 1973, was also utilized. Two different categories of soils with development limitations were identified within the city. Much of the soils in the area north and east of the city are stony and underlain by limestone bedrock. The other classification of soils which present limitations for development are either wet sandy soils that are poorly drained or are organic or peat soils. The majority of these wet soils are located along the Thunder Bay River floodplain and south of the city paralleling the lakeshore. There are also some isolated sections north of the Downtown area. Areas shown on this map are not necessarily undevelopable, however some site alteration may be required thus increasing the costs of development. Floodplains: The Federal Emergency Management Agency (FEMA) has determined the City of Alpena's official Flood Hazard Boundary Area shown on the Flood Rate Insurance Map completed in 1982. The Flood Hazard Boundary Area is shown as the floodplain on the Environmental Features Map (Figure 6). This area has been identified by FEMA as the area within which there is a one percent chance in any year that a 100-year flood will occur. The floodplain areas in Alpena are located along the Thunder Bay River, primarily in the Alpena Wildlife Sanctuary area, and along the Lake Huron shoreline. The floodplains along the river and the Lake Huron shoreline serve as water recharge areas and natural water retention basins during periods of heavy precipitation or high lake levels. Three isolated sections of Lake Huron Shoreline south of the harbor are included in a Michigan Department of Natural Resources (MDNR) designated High Risk Erosion Area District and appear on - 40 - �the Alpena zoning map as such. This district establishes greater setback requirements in areas that are subject to high rates of erosion. Development within the 100-year floodplain requires an extensive permit process managed by the MDNR. Should these floodplains coincide with wetlands areas, development in these areas may also be subject to the Goemare-Anderson Wetland Protection Act (Act 203 of the Public Acts of 1979). Wetlands: Wetlands provide a multitude of aesthetic and economic values, several of which are listed below. • • • • • • stonnwater storage erosion control wildlife habitat water quality groundwater recharge open space Development in wetland areas can benefit from these values by incorporating wetlands into site plans. The wetlands shown on the Environmental Features Map were designated by the U.S. Fish and Wildlife Service. Boundary determination was done using high altitude photography in October, 1978, and should be considered preliminary. Wetlands in the city limits include locations along the Thunder Bay River banks, the Alpena Wildlife Sanctuary, the section in the southwest comer of the city, and isolated sections north of Downtown. The development in these or other suspected wetlands may be affected by the Goemare-Anderson Wetland Protection Act (Act 203 of the Public Acts of 1979). This act places dredge and fill restrictions on MDNR-determined wetlands. The MDNR defines wetlands as follows: "land characterized by the presence of water at a frequency and duration sufficient to support, and that under normal circumstances does support, wetland vegetation or aquatic life." Soil types, vegetation, and level of water table assist in making wetland determinations. Woodlands: The Environmental Features Map also identifies areas with major tree stands. These areas have been designated by the MDNR as forested and wooded wetland in the MDNR's Michigan Resource Inventory System. These areas were determined through interpretation of 1978 aerial photographs. Woodlands are located in the southwest section of the city, corresponding with the wetlands there, in the northernmost sections of the city, and in isolated sections (north of Downtown). Generally speaking, these woodlands should be preserved and incorporated into developments whenever possible, to preserve the many positive values provided by woodlands. - 41 - �Cl TY OF ALPEN COMPREHENSIVE DEVELOPM NT PLAN LEGEND [ ] SU SURFACE BEDROCK CJ POORLY DRAINED SOILS ~ FLOOD PLAIN • WO DLOTS \. THE \\'Bl)( C,R< )l P ~EIHl"f'.IT ~,VO ...,.,__,_ ~•l••us.-.1111 ~,..... ........... .au.. ~i....,~u:a �K. EXISTING LAND USE Figure 7 displays the existing land use pattern in the Oty of Alpena, based on an inventory taken in October, 1988. The following land use categories were utilized: Single-family Residential: This category included one-family detached dwellings. This land use was the predominant residential land use found in the Oty of Alpena. In some instances isolated duplexes or single-family homes converted to two- or multiple-family use were included within this classification. Two-family Residential: The two-family residential land use category was comprised of detached duplex dwellings (including single-family homes converted to two-family use), where found in areas of high concentration. Twofamily dwellings were found to be concentrated in two general areas: the older north side neighborhoods, particularly along Second and Ford Avenues; and, in the central residential area bounded by Chisholm Street, Third Avenue, Washington Avenue, and Ninth Avenue. Multiple-family Residential: The multiple-family residential classification included any dwelling with three or more units. Dwelling unit types included in this use category were apartment buildings, garden apartment complexes, attached townhouses, retirement homes and nursing homes, and converted single-family dwellings with three or more units. These uses were located throughout the city, with concentrations along the Thunder Bay River just west of Downtown, along the Washington Avenue corridor from Downtown west to Ripley Boulevard, along Long Rapids Road in the far northwest section of the city, and in the far southwestern section of the city north of Grant Avenue. Office: This category consisted of land used for office buildings. Office uses were located in Downtown Alpena, along Ripley Boulevard, along Chisholm Street, and in the Arbor Lane office park north of Long Rapids Road. Commercial: The commercial land use category included both service commercial and retail commercial uses. Commercial uses of land were found in Downtown, in the State Avenue/Ripley Boulevard area, in the Washington Avenue/Ripley Boulevard area, along Second Avenue north of the river, and along the Chisholm Street/US-23 North commercial corridor. - 43 - �Light Industrial: Light industrial uses included warehousing, distribution, research, and light manufacturing and assembly operations. Light industrial uses in Alpena were found primarily in the North Industrial Park and in scattered sites at the fringes of heavy industrial areas. Heavy Industrial: This land use classification was comprised of quarries, salvage operations, auto body repair shops, and manufacturing facilities which typically process raw materials and are characterized by outdoor storage and other externalities such as railroad sidings, smokestacks, and the like. Vacant land owned by heavy industries was generally included in this category as well. Heavy industrial uses were found to be a very prominent in the Oty of Alpena, and included the properties of the following manufacturers: Lafarge Corp., Besser Co., Abitibi-Price Corp., Fletcher Paper Co., D & G Trim Products, Thunder Bay Manufacturing, and other heavy manufacturers. A pocket of heavy industrial uses, some discontinued, was found near the intersection of Campbell Street and the D & M railroad tracks. Park/Public Open Space: The recreational land use category encompassed all public parks and recreational facilities, as well as public-owned open space. Parks and recreational facilities owned by the City of Alpena, Alpena County, Alpena Public Schools, and the State of Michigan were included. Public/Quasi-Public: This land use classification included public uses other than parks and recreational facilities, such as schools, fire stations, and other federal, State, County, and City facilities. Vacant land under public ownership was included in this category as well, such as most of the northern section of Alpena that was annexed to the Oty in 1971. Also incluaed were quasi-public uses including churches, private cemeteries, and similar institutional uses. Vacant: The vacant land use category was defined to include undeveloped lands not in public ownership. Large concentrations of vacant land were found in the far southwestern section of the city, and also in the northwest and northeast parts of the city. Many of the undeveloped areas of Alpena pose limitations to development due to environmental constraints. - 44 - �III. STRATEGIC PLAN The Strategic Plan section of the City of Alpena Comprehensive Development Plan contains a detailed action plan for each of the following elements: • • • • • • • • • Promotional Efforts Community Image Recreational Facilities Community Facilities and Public Services Utilities Transportation Population Stability and Housing Economic Development Modification of Regulatory Tools The action plan for each element is organized as follows: • • • • Goals - based on the Mission Statement Policies - derived from the Goals Priority Actions - primary policy implementation strategies Secondary Actions - secondary policy implementation strategies The City of Alpena Planning Commission ranked proposed Actions into "priority" and "secondary" categories using a weighted scoring system. Three rating criteria were used: • • • Cost to Implement Benefit and Impact on Community Attainability The "Attainability" criterion was given more weight than the other two criteria. Results of this rating process are included in the Strategic Plan below. A. PROMOTIONAL EFFORTS GOAL: Increase and improve community and regional promotion/lobbying efforts. POLICIES: 1. Improve accessibility of community data base. 2. Support efforts of Target 2000, Inc. economic development activities. 3. Engage in additional lobbying efforts. - 46 - �4. Develop additional expertise in lobbying. 5. Participate in regional intergovernmental and municipal organizations. PRIORITY ACTIONS: 1. Lobby for and support development of a private, regional resource recovery and/or solid waste-to-energy facility. 2. Lobby for the development of additional stable, family-supporting jobs in the Alpena area. SECONDARY ACTIONS: 1. Develop close ties with area State and federal legislators. 2. Support lobbying efforts for: • • • • B. US-23 highway improvements, such as four and, in needed locations, five lanes between Standish and the M-65 cutoff completion of Phase 2 of the US-23 and M-65 transportation improvement program two daily round trip flights to Tri-Cities Airport in Saginaw County maintenance of Air National Guard presence at current or increased level COMMUNITY IMAGE GOAL: The physical image of Alpena will improve. POLICIES: 1. Improve the city's appearance. 2. Implement urban design and zoning recommendations based on the image analysis. 3. Improve signage and landscaping at major entrances ("gateways") into Alpena. 4. Upgrade appearance of commercial frontage along major corridors. 5. Undertake efforts to conserve the architectural character of Alpena. 6. Take steps to soften the visual and environmental impact of the industrial bayfront area. - 47 - �7. Create a unified County government complex with the Courthouse, Annex, and LaMarre Park. 8. Make the "North Government/Institutional District" more cohesive. 9. Upgrade site development requirements at the North Industrial Park. PRIORITY ACTIONS: 1. Through zoning, further restrict commercial signage along major commercial corridors and tighten zoning ordinance provisions for elimination of nonconforming signs. 2. Encourage industries to provide additional screening adjacent to residential areas and along waterfronts. 3. Improve parking lot screening requirements in the zoning ordinance. 4. Develop attractive entry statements at the major entrances or "gateways" to the city, at U.S. 23 south, U.S. 23 north and M-32 city limits, incorporating the following: a. b. c. d. provision of a new landscape/ entry sign statement at Bagley and Washington Ave. (M-32).(could include relocation of existing sign to more visible site.) provide more landscaping around the U.S. 23 north entry sign at Johnson St. add more landscaping and coordination of various community signage at U.S. 23 south "gateway." Introduce a consistent community logo/banner theme along major street corridors in the city. 5. Develop an improved and consistent City or county-wide logo/signage system for all cultural and recreational facilities. 6. Upgrade streetscape along Chisholm Street. 7. Improve screening of parking areas along Abitibi-Price Corp., Hetcher Paper Co. and D&M Railroad river frontage. - 48 - �SECONDARY ACTIONS: 1. Replace main ice arena sign. 2. Strengthen z.oning ordinance standards for screening of refuse containers and parking areas, and standards for landscape buffering between commercial and residential uses. 3. Encourage tree plantings within the Oty, including on public right-of-way. 4. Continue and expand voluntary beautification efforts by homeowners, businesses, and industries. 5. Encourage adaptive and compatible use of vacant historic structures. For example: • • • • reuse churches for museum, day care center, art gallery, offices reuse railroad station for destination theme restaurant, museum reuse commercial and industrial buildings for offices, retail, housing reuse historic homes for professional offices, restaurants, bed-and-breakfast inns 6. Provide technical assistance/information to home and business owners interested in historic rehabilitation. 7. Create a unified County government complex by joining the Courthouse, Annex, and LaMarre Park with streetscaping including lighting, special paving, and signage. 8. Screen parking lots at the County Courthouse, the Courthouse Annex and Alpena Community College. 9. Strengthen and identify North Government/Institutional District with better signage. 10. Implement zoning or deed restrictions intended to upgrade image of the North Industrial Park: • • • • • • • consistent placement and size of corporate signs require access to sites by clearly defined driveways prohibit outdoor storage and loading areas from front yards and side yards on corner lots require screening of outdoor storage areas and loading areas require landscaping and buffer strips consider requiring facades to be 50 percent covered by materials other than sheet metal require parking lots to be paved - 49 - ) �11. Improve the appearance of the North Industrial Park by providing uniform shared signage at entrances and improving maintenance of common areas. RECREATIONAL FACILITIES GOAL: Offer attractive and diverse recreational facilities. POLICIES: 1. Cooperate with other jurisdictions to integrate Oty, Township, and County parks and recreation plans to create an expanded, coordinated, and more efficient county-wide recreation and parks system. 2. When possible, encourage service clubs, user groups, neighborhood groups, etc., to implement recreation plan elements, Discourage development inconsistent with the adopted plan. 3. Continually seek equitable funding of construction, maintenance, and operation of recreational facilities and recreational programs, among users, City taxpayers, and other governmental jurisdictions. 4. Design and operate parks and open space in accordance with master site plans, and in a manner that enables efficient and proper maintenance and operation. 5. Fully utilize the amenity value of the Thunder Bay River and its adjacent lands, including but not limited to the Alpena Wildlife Sanctuary, Sportsmen's Island, the Alpena County Fairgrounds, the Ninth Avenue Dam, and North and South Riverfront Parks. 6. Focus on completing development of City waterfront parks and support facilities for the Thunder Bay Underwater Preserve, before directing attention to inland "community" parks, except to meet the need for "neighborhood" parks. PRIORITY ACTIONS: 1. Develop and follow a master site plan for the riverfront area between the Chisholm Street and Bagley Street bridges, which includes the Alpena Wildlife Sanctuary, Sportsmen's Island, and pedestrian walkways/bikeways. 2. Complete North Riverfront Park improvements as proposed, and link the park to Downtown. 3. Encourage establishment of a county-wide Recreation Authority in cooperation with other governmental units and Alpena Public Schools. - 50 - �4. Increase the number of "neighborhood" parks to serve children in residential areas not near other playgrounds, as appropriate tax-default and condemned property becomes available. Encourage and enlist participation of neighborhood groups and service dubs to equip, maintain, and "adopt" such parks. 5. Upgrade signage at appropriate recreational facilities. 6. Improve both vehicle and pedestrian access to waterfront parks, particularly to Starlight Beach and Mich-e-ke-wis Park, with participation by the Michigan Department of Transportation as appropriate. 7. Apply for recreation grants on annual basis. SECONDARY ACTIONS: 1. Implement ongoing recommendations in County and City parks and recreation plans and revise plans annually or as needed. 2. Develop and implement efficient and effective maintenance programs. 3. Study providing additional pedestrian/bicycle paths along the Thunder Bay River, such as along the south side of the river between Second and Ninth Avenues, where most of the land is under public or semi-public ownership. 4. Implement LaMarre Park area improvements without harming fishing conditions: • • • 5. Implement darn area improvements: • • 6. improve signage directional sign to Fish Cleaning Station at the Harbor Area provide steps at southeast comer of bridge and river provide less hazardous access to darn fishing site improve signage and eliminate public/private access confusion Encourage the County to prepare a new master plan for the Alpena County Fairgrounds: • • • • • • improve maintenance remove fencing where appropriate upgrade fairground signage provide sign to Green Playground improve signage for public access site to river/ Alpena Wildlife Sanctuary link fairgrounds to waterfront pedestrian/bicycle path system. - 51 - �7. Encourage the upgrading of the County campground recreational vehicle facility to serve entire area on an ongoing basis. 8. Support private sector development of a recreational vehicle campground in the Alpena area, as deemed commercially feasible. COMMUNITY FACILITIES AND PUBLIC SERVICES GOAL: The government of Alpena will operate effectively and efficiently. POLICIES: 1. Provide quality and cost-effective public services and facilities. 2. Preserve and increase property values and enhance revenue sources. 3. Use financing tools creatively and effectively, and promote fiscal responsibility. 4. Promote intergovernmental cooperation and coordination. 5. Improve the City's internal and external communication efforts. 6. Promote development of future community leadership. PRIORITY ACTIONS: 1. Prepare and annually update a capital improvements program. 2. Provide an enhanced 911 emergency communication system. 3. Annually maintain a balanced budget with an unrestricted General Fund balance of 15%. 4. Participate in quarterly joint meetings of City, Township, and County. 5. Reduce by July 1993 the property tax rate by two mills below the July 1987 rate. 6. Assist in the establishment of a training program for development of future community leaders. 7. Provide a new shared police and fire facility. - 52 - �SECONDARY ACTIONS: E. 1. Study ways to increase intergovernmental coordination of public safety functions. 2. Coordinate delivery of services with other governments. 3. Continue regular communications between the City government and its constituency. UTILITIES GOAL: Maintain public utilities and improve as needed. POLICES: 1. Provide effective solid and toxic waste management. 2. Maintain water distribution and sanitary sewer and stonnwater collection systems and expand as needed. 3. Maintain water and wastewater treatment facilities and upgrade as needed. 4. Provide equitable funding of municipal utility services. PRIORITY ACTIONS: 1. Increase intergovernmental coordination of municipal utility service delivery. 2. Support private development of a regional solid waste-to-energy facility. 3. Implement capital improvements program for water and sanitary sewer operations. 4. Based on a utility rate study, develop an equitable system between the City and Township for funding water and sewer utilities. 5. Assist in the implementation of, and proportionately participate in, County-coordinated resource recovery, recycling and solid waste planning and management efforts. - 53 - �TRANSPORTATION GOAL: Improve surface, air, and water transportation networks. POLICIES: 1. Continue to coordinate transportation planning efforts with the Michigan Department of Transportation and the Alpena County Road Commission. 2. Improve the capacity and safety of State trunklines, major City streets, and hazardous intersections within the City. 3. Regulate the placement of driveway access points and on-street parking to preserve desirable capacity levels. 4. Extend existing streets or provide new roadways to serve developing areas and/or alleviate traffic congestion on existing routes. 5. Continue to promote improved vehicle and pedestrian circulation within the Central Business District. 6. Provide adequate parking and vehicle capacity in the Harbor area, and provide welldefined pedestrian links from the waterfront to other parts of the City. PRIORITY ACTIONS: 1. Implement an Alpena Bypass along Hobbs Drive/Bagley Street, and support other U.S. 23 improvements as outlined in the US-23 Improvement Study, Final Report. 2. Assist in the development of long-range plans for the improvement of local routes to serve industries to the east of M-65. 3. Designate and improve a truck route (possibly via Hamilton Road to Wessel Road) which links US-23 to northside industrial areas in order to minimize traffic hazards and reduce impacts of accidents such as hazardous spills. Realign Wessell Rd. and North Second Ave. as shown on the Master Plan map, to provide a more direct route to the Lafarge industrial complex. - 54 - �4. Request MOOT to make trunkline improvements at the following locations, with the City to assist as possible: • • • • • 5. Improve traffic safety and increase traffic capacity of Chisholm St. between State Ave. and Johnson St., particularly at the following locations: • • 6. Upgrade surface and width of the Chisholm Street (US-23) bridge over the Thunder Bay River to improve rideability and pedestrian safety. Widening of Chisholm Street (US-23) to provide separate left tum lanes at Ninth Avenue. Install additional overhead directional signs on Chisholm Street (US-23) in the Central Business District to reduce driver confusion. Improve sections of existing pavement on Washington Avenue (M-32) between Bagley Street and "Old Washi~gton Avenue" and from Charlotte Street to Third Avenue. Reduce the number of intersections of minor streets along U.S.-23 in the City. Chisholm St./State Ave. intersection. Chisholm St./Washington Ave./First Ave. intersection. Request MDOI' to: • • • Eliminate "right-tum-on-red" at signalized intersections where sight distance is obscured by buildings dose to the road. Instate two-way or four-way stop signing at unsignalized intersections with similar sight distance problems in the Central Business District. Provide uniform signage at intersections which currently have combinations of "Stop" and "Yield" control. SECONDARY ACTIONS: 1. Develop an on-going program to monitor traffic volumes and intersection operations throughout the city. Routinely take traffic counts on local streets and initiate studies of specific locations where operational or safety problems exist. 2. Develop and implement access control guidelines for trunklines and major streets, to control and number, location and spacing of driveways on these roadways, and promote the use of shared accesses, frontage roads or rear access service drives where appropriate. - 55 - �3. Explore ways to provide off-street parking in areas along State Avenue near several park facilities and seek alternatives to on-street parking along Chisholm Street in commercial districts, where current on-street parking causes congestion and safety problems. 4. Consider ways to alleviate congestion at the intersection of Second Avenue and Oldfield Street such as instating two-way traffic on Miller Street between Walnut Street and Johnson Street to facilitate access to the signalized intersection of Second Avenue and Miller Street. 5. Realign Walnut St. at the Adams and Long Lake Avenue intersections. 6. Consider modifications to the existing pavement markings and traffic signing for the separate right turn lane on Ripley Boulevard at Campbell Street. Shorten the length of right turn lane bay provided, and provide a tapered section to direct throughtraffic into the left lane. Adjust signing to include "Right Lane Must Turn Right" instructions at a greater distance from the intersection. 7. Support a voter-approved County primary road improvement program that will assist in the funding of city street improvements. 8. Provide more defined and safer pedestrian crossing for the community college across Johnson Street. 9. Improve or remove the deteriorating concrete viaduct over Ford Avenue at the Lafarge plant unless an alternative truck route is established. 10. Provide additional separation between trains and motor vehicles on Tenth Avenue near Chisholm Street and on Fletcher Street south of Second Avenue. 11 . Realign the intersection of Washington Avenue (M-32) at Eleventh Avenue. 12. Provide streetscape improvements along Second Avenue east of the Thunder Bay River to produce a narrower and more defined roadway. Seek to relocate the existing post office drop box to alleviate current traffic congestion and U-turning vehicles. 13. Encourage the County to upgrade the welcome center at Alpena County Regional Airport. - 56 - �G. POPULATION STABILI1Y AND HOUSING. GOAL: The population of Alpena will stabilize. POLICIES: 1. Encourage the provision of housing for all income and age groups. 2. Promote a balance in the housing stock between permanent and seasonal residents. 3. Protect the integrity of single-family neighborhoods. PRIORITY ACTIONS: 1. Use future land use plan and zoning ordinance to promote housing development. 2. Encourage seasonal living by promoting the development of facilities and offering services which serve seasonal residents. 3. Preserve existing housing stock through continued rehabilitation efforts. 4. Enact zoning regulations to protect single-family residential areas from conversions of single-family dwellings to multiple-family use. 5. Enact zoning regulations to protect single-family residential areas from excessive commercial encroachment. SECONDARY ACTIONS: H. 1. Provide housing for all income levels. 2. Encourage conversion of Bingham School to apartments. ECONOMIC DEVELOPMENT GOAL: The economy of Alpena will expand and diversify. POLICIES: 1. Support implementation of the Economic Adjustment Strategy for Alpena County as recommended by Midwest Research Institute. - 57 - �2. Promote tourism development through provision of tourism-related amenities and services. 3. Promote private development of Downtown Alpena as a vital commercial, financial entertainment and office center, and seek other viable and compatible activities to locate in the Central Business District. PRIORITY ACTIONS: 1. Participate in and support implementation of the Target 2000 Economic Adjustment Strategy for Alpena County. 2. Implement previous plans to link Downtown to the waterfront by use of streetscape improvements. 3. Promote long-term development of the south side of the mouth of the Thunder Bay River for compatible non-industrial use. SECONDARY ACTIONS: 1. Emphasize historic character in tourism development efforts, such as: • • • bed-and-breakfast inns in historic residences Alpena architectural walking tour brochure annual/ongoing historic home and church tours 2. Promote Alpena's ethnic identity in brochures and in annual Downtown/waterfront festivals. 3. Promote industrial tours, and encourage development of a quarry observation deck. 4. Promote the Thunder Bay Underwater Preserve and scuba diving opportunities, and encourage expansion of facilities and services for scuba diving. 5. Provide an improved pennanent shipwreck interpretive center. 6. Promote sinkhole exploration opportunities in conjunction with the Michigan Karst Conservancy and the Michigan Interlakes Grotto (state chapter of the National Speleological Society). NOTE: The remaining Economic Development Secondary Actions focus on Downtown Alpena and its importance to the economic vitality of the Alpena community. - 58 - �7. Properly contain Michigan Department of Transportation road salt storage area at Alpena Oil site. 8. Designate Island Mill for Medium Density Residential use. 9. Implement Downtown Development Authority /Tax Increment Financing Plan and annually update to reflect current economic conditions and current design practice and trends. 10. Encourage historic rehabilitation of Downtown storefronts to their original appearance to create architectural continuity and help establish a cohesive shopping environment. For new development in the Downtown Area, encourage design and architecture which are compatible with the existing historic architectural character of the Downtown, following the example of the new First Federal Savings and Loan building. 11. 12. Consider changing, over time, to a historic-character streetscape design throughout Downtown to complement existing buildings and reinforce distinctive character of Downtown. 13. Ensure that additions to Downtown streetscape elements such as planters, waste receptacles, and light posts be consistent in style with the preferred streetscape design. 14. Provide more sidewalk seating in the Downtown core. 15. Provide more inviting pedestrian links between Second Avenue and the Downtown civic building cluster with use of streetscape improvements. 16. Implement the current Downtown urban design plan and revise to reflect current economic conditions and current design practice and trends. 17. Support and encourage efforts of the Downtown Development Authority to accomplish the following: • • • 18. target business recruitment efforts to develop a diverse mix of Downtown uses. develop programs to financially assist in Downtown storefront renovation improvements. develop coordinated policies and practices in such areas as advertising, special events promotion, uniform business hours, etc. Encourage improvements to the appearance of Alpena Shopping Center, such as: • • •• signage linkage to Downtown and the Marina area provide screening/landscaping of parking, loading, and mechanical areas. - 59 - �MODIFICATION OF REGULATORY TOOLS GOAL: Use regulatory tools creatively and effectively, to achieve goals expressed in the Master Plan. POLICIES: 1. The City desires to achieving the goals of the Master Plan through voluntary, coordinated efforts between the public and private sector wherever feasible. 2. Where voluntary efforts to achieve Master Plan goals are not feasible or effective, the City should, as a second alternative, modify existing regulatory tools, primarily zoning, to help achieve Master Plan goals. 4. The City encourages future development to be consistent with the Future Land Use Map contained in the Master Plan. PRIORITY ACTIONS: 1. Revise City of Alpena subdivision control regulations to require paved streets, stormwater management and sidewalks in all new development. 2. Develop standards for on-site management of stormwater and adopt by ordinance. 3. Compatibility and consistency with the Master Plan policies and the Future Land Use Map should be used as a guide in the consideration of all rezoning petitions. 4. City Boards, Commissions and staff, shall act consistent with established and adopted policies and regulations. 5. Encourage consistency and coordination between City of Alpena and Alpena Township land use policies, zoning and subdivision regulations, to provide and promote consistent growth policies and regulations between the two jurisdictions. - 60 - �IV. IMPLEMENTATION Implementation of the Strategic Plan must begin with specific assignments of task responsibilities, scheduling of target dates for completion of tasks, and selection of funding sources. In addition, organizational changes may be necessary in order to implement some of the priority actions specified. in the Strategic Plan. Following is a listing of all Strategic Plan "Priority Actions" together with responsibility assignments, target dates, funding sources, and, where appropriate, organizational changes. Task Completion Target Dates are defined as follows: • • • A. Near term: within two years from time of plan adoption Intermediate term: two to five years from time of plan adoption Long term: five to ten years from time of plan adoption PROMOTIONAL EFFORTS PRIORITY ACTIONS: 1. B. Lobby for and support development of a private, regional resource recovery and/or solid waste-to-energy facility. • Task Responsibility (lobbying): City Council, Planning Commission, County, Township, Target 2000, Inc., Chamber of Commerce, Northeast Michigan Council of Governments • Task Completion Target Date: long term • Funding Sources: Private capital, Oean Michigan Fund, Proposal C funds • Organizational Needs: owner/ operator New regional or County authority and/or private COMMUNITY IMAGE 1. Through zoning, further restrict commercial signage along major commercial corridors and tighten zoning ordinance provisions for elimination of nonconforming signs. • Task Responsibility: Planning Commission • Task Completion Target Date: near term - 61 - �2. 3. 4. 5. • Funding Sources: Planning Commission Budget, General Funds • Organizational Needs: Planning Commission working session Encourage industries to provide additional screening adjacent to residential areas and along waterfronts. • Task Responsibility: Planning Commission, Chamber of Commerce • Task Completion Target Date: intermediate term • Funding Sources: Corporations • Organizational Needs: committee Expanded Chamber of Commerce beautification Improve parking lot screening requirements in the zoning ordinance. • Task Responsibility: Planning Commission • Task Completion Target Date: near term • Funding Sources: Commission budget, City General Funds • Organizational Needs: Planning Commission working session Develop attractive entry statements at the major entrances or "gateways" to the city, at U.S.-23 south, U.S.-23 north, and M-32 city Hmits. • Task Responsibility: Planning Commission, City Council • Task Completion Target Date: near term • Funding Sources: City General Funds • Organizational Needs: Committee with City, Chamber of Commerce, local Service Oubs and citizen representation. Develop a consistent City or county-wide logo/signage system for all cultural and recreational facilities. • Task Responsibility: Recreation Board, Chamber of Commerce - 62 - �6. 7. C. • Task Completion Target Date: intermediate term • Funding Sources: City, County, School District, Chamber of Commerce • Organizational Needs: Recreation Board task force Upgrade streetscape along Chisholm Street. • Task Responsibility: Planning Commission, City Engineer, property owners • Task Completion Target Date: intermediate term • Funding Sources: Community Development funds, property owners • Organizational Needs: Planning Commission study group Improve screening of parking areas along Abitibi-Price Corp., Fletcher Paper Co. and D&M Railroad river frontage. • Task Responsibility: Corporations • Task Completion Target Date: intermediate term • Funding Sources: Corporations • Organizational Needs: committee Expanded Chamber of Commerce beautification RECREATIONAL FACnITIES 1. Develop and follow a master site plan for the riverfront area between the Chisholm Street and Bagley Street bridges, which includes the Alpena Wildlife Sanctuary, Sportsmen's Island, and walk/bikeways. • Task Responsibility: Planning Commission, Recreation Board, Alpena Wildlife Sanctuary Advisory Committee • Task Completion Target Date: near term • Funding Sources: Resources grants • Organizational Needs: Planning Commission study group City General Funds, Michigan Department of Natural - 63 - �2. 3. 4. 5. Complete North Riverfront Park improvements as proposed, and link the park to Downtown. • Task Responsibility: Planning Commission, City Engineer • Task Completion Target Date: near term • Funding Sources: Resources grants City General Funds, Michigan Department of Natural Encourage establishment of a county-wide Recreation Authority in cooperation with other governmental units and Alpena Public Schools. • Task Responsibility: City, Township, County, School District • Task Completion Target Date: intermediate term • Funding Sources: To be determined • Organizational Needs: Joint study group Increase the number of "neighborhood" parks to serve children in residential areas not near other playgrounds, as appropriate tax-default and condemned property becomes available. Encourage and enlist participation of neighborhood groups and service dubs to equip, maintain, and "adopt" such parks. • Task Responsibility: Planning Commission, Recreation Board • Task Completion Target Date: long term • Funding Sources: Resources grants City General Funds, Michigan Department of Natural Upgrade signage at appropriate recreational facilities. • Task Responsibility: Planning Commission, Recreation Board • Task Completion Target Date: near term • Funding Sources: City General Funds • Organizational Needs: Planning Commission/Recreation Board study group - 64 - �6. Improve both vehicle and pedestrian access to waterfront parks, particularly to Starlight Beach and Mich-e-ke-wis Park, with participation by the Michigan Department of Transportation as appropriate. • Task Responsibility: Planning Commission, Recreation Board, City Engineer, Michigan Department of Transportation • Task Completion Target Date: near term • Funding Sources: City General Funds, Michigan Department of Transportation • Organizational Needs: Planning Commission study group COMMUNITY FACIUTIES AND PUBLIC SERVICES 1. 2. 3. Prepare and annually update a capital improvements program. • Task Responsibility: Planning Commission • Task Completion Target Date: annual • Funding Sources: Planning Commission budget • Organizational Needs: Planning Commission working sessions Provide an enhanced 911 emergency communication system. • Task Responsibility: County, City, Townships, GTE North Inc. • Task Completion Target Date: intermediate term • Funding Sources: Millage, County, City, Townships, GTE North Inc. surcharge • Organizational Needs: County-wide task force Annually maintain a balanced budget with an unrestricted General Fund balance of 15%. • Task Responsibility: City Council, City Manager's office • Task Completion Target Date: annual • Funding Sources: City General Funds - 65 - �4. 5. 6. 7. Participate in quarterly joint meetings of City, Township, and County. • Task Responsibility: City, Township, and County • Task Completion Target Date: near term • Funding Sources: City, Township, and County • Organizational Needs: Regular joint meetings Reduce by July 1993 the property tax rate by two mills below the July 1987 rate. • Task Responsibility: City Council • Task Completion Target Date: intermediate term • Funding Sources: revenue sources • Organizational Needs: City Council revenue study group Increased property tax base and other enhanced existing Assist in the establishment of a training program for developing future community leaders. • Task Responsibility: Target 2000, Inc., Chamber of Commerce, Cooperative Extension Service, Alpena Community College, Area Labor Council • Task Completion Target Date: near term • Funding Sources: Extension Service • Organizational Needs: Advisory committee representing business, labor, government, and agricultural sectors Target 2000, Inc., Chamber of Commerce, Cooperative Provide a new shared police and fire facility. • Task Responsibility: City Council • Task Completion Target Date: intermediate term • Funding Sources: Bond Issue, General Funds. - 66 - �• Organizational Needs: departments. Advisory committee representing police and fire UTILITIES 1. 2. 3. 4. Increase intergovernmental coordination of municipal utility service delivery. • Task Responsibility: City, Township, County • Task Completion Target Date: long term • Funding Sources: Utility revenues • Organizational Needs: Regular joint meetings Support private development of a regional solid waste-to-energy facility. • Task Responsibility: County, private corporation, private haulers, City Council, Planning Commission, Township • Task Completion Target Date: long term • Funding Sources: Private capital, Oean Michigan Fund, Proposal C funds • Organizational Needs: owner/ operator New regional or County authority and/or private Implement capital improvements program for water and sanitary sewer operations. • Task Responsibility: Planning Commission, City Council, City Engineer • Task Completion Target Date: ongoing • Funding Sources: City General Funds, State and federal grants • Organizational Needs: Existing City department operations Based on a utility rate study, develop an equitable system between the City and Township for funding water and sewer utilities. • Task Responsibility: City Council • Task Completion Target Date: intermediate term - 67 - �• Funding Sources: City General Funds • Organizational Needs: Existing City department operations, consultation with Alpena Township. TRANSPORTATION 1. Implement an Alpena Bypass along Hobbs Drive/Bagley Street, and support other U.S. 23 improvements as outlined in the US-23 Improvement Study, Final Report; and 2. Assist in the development of long-range plans for the improvement of local routes to serve industries to the east of M-65. 3. 4. • Task Responsibility: Michigan Department of Transportation, Alpena County Road Commission, City /County Transportation Committee • Task Completion Target Date: long term • Funding Sources: State Transportation Economic Development Fund, Urban System Funds, County Primary Funds, Federal-Aid Secondary Funds • Organizational Needs: Accelerated programming and selection processes Designate and improve truck route linking U.S.-23 to northside industrial areas. • Task Responsibility: _ Michigan Department of Transportation, Alpena County Road Commission, City /County Transportation Committee • Task Completion Target Date: long term • Funding Sources: State Transportation Economic Development Fund, Urban System Funds, County Primary Funds, Federal-Aid Secondary Funds Request MOOT to make trunkline improvements in the City. • Task Responsibility: City, Michigan Department of Transportation • Task Completion Target Date: intermediate and long term • Funding Sources: City General Funds, MOOT Transportation Economic Development Fund (TEDF). • Organizational Needs: City Engineer, Michigan Department of Transportation, outside consultant coordination - 68 - �5. 6. G. Improve traffic safety and increase traffic capacity of Chisholm St. between State Ave. and Johnson St. • Task Responsibility: City Engineer • Task Completion Target Date: intermediate and long-term • Funding Sources: City general funds. • Organizational Needs: None required. Request MDOf to make signal and signage changes at intersections. • Task Responsibility: City Engineer • Task Completion Target Date: near term • Funding Sources: MOOT operating funds. • Organizational Needs: None required. POPULATION STABILITY AND HOUSING. 1. 2. Use future land use plan and zoning ordinance to promote housing development. • Task Responsibility: Planning Commission • Task Completion Target Date: intermediate term • Organizational Needs: Planning Commission working sessions Encourage seasonal living by promoting development of facilities and services which serve seasonal residents. • Task Responsibility: City of Alpena and Chamber of Commerce • Task Completion Target Date: ongoing • Funding Sources: Chamber of Commerce funds • Organizational Needs: Expanded Chamber of Commerce promotional committee - 69 - �3. 4. 5. Preserve existing housing stock through continued rehabilitation efforts. • Task Responsibility: County Housing Commission, Habitat for Humanity • Task Completion Target Date: ongoing • Funding Sources: Community Development funds, State Neighborhood Builders Alliance funds • Organizational Needs: Existing programs Enact z.oning regulations to protect single-family residential areas from conversions of single-family dwellings to multiple-family use. • Task Responsibility: Planning Commission, Gty Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions Enact zoning regulations to protect single-family residential areas from excessive commercial encroachment. • Task Responsibility: Planning Commission, Gty Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions ECONOMIC DEVELOPMENT 1. Participate in and support implementation of the Target 2000 Economic Adjustment Strategy for Alpena County. • (See Target 2000 Economic Adjustment Strategy for detailed implementation plan.) 2. Implement previous plans to link Downtown to the waterfront by use of streetscape improvements. • Task Responsibility: Downtown Development Authority, Planning Commission • Task Completion Target Date: intermediate term - 70 - �3. !:. • Funding Sources: Assessment, tax-increment financing (TIFA) • Organizational Needs: committee New Downtown Development Authority design Promote long-term development of the south side of the mouth of the Thunder Bay River for compatible non-industrial use. • Task Responsibility: Planning Commission, City Council • Task Completion Target Date: long term • Funding Sources: State Proposal D funds, Michigan Natural Resources Trust Fund, City General Funds, private capital • Organizational Needs: Target 2000, Inc. committees MODIFICATION OF REGULATORY TOOLS 1. 2. 3. Revise City of Alpena subdivision control regulations to require paved streets, stormwater management and sidewalks in all new development. • Task Responsibility: Planning Commission, City Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions Develop standards for on-site management of stormwater and adopt by ordinance. • Task Responsibility: Planning Commission, City Engineer, City Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions Use the Master Plan and Future Land Use Map as a guide to decision-making on all rezoning petitions. • Task Responsibility: Planning Commission - 71 - �4. • Task Completion Target Date: ongoing • Funding Sources: Planning Commission budget • Organizational Needs: Planning Commission working sessions City Boards, Commissions and staff shall act consistent with established and adopted policies and regulations. • Task Responsibility: Appeals, City staff. Planning Commission, City Council, Zoning Board of • Task Completion Target Date: ongoing • Funding Sources: Not applicable • Organizational Needs: None - 72 - �V. CAPITAL IMPROVEMENTS PROGRAMMING Upon adoption of the City of Alpena Comprehensive Development Plan, the Alpena Planning Commission, in accordance with State law, should annually prepare a Capital Improvements Program (CIP). The CIP should be based on the following: • • • • Comprehensive Plan recommendations, prepared and updated by the Planning Commission. Tax Increment Financing and Development Plan, prepared and annually updated by the Downtown Development Authority. City Council Policy Statements. Public input. The Planning Commission should submit its annual Capital Improvements Program to the City Council at the Council's first regular meeting in January, for inclusion in the City budget for the fiscal year beginning the following July 1. The consistent support of the City Council will be essential for successful implementation of the Planning Commission's efforts to establish an official annual capital improvements program. - 73 - �VI. MONITORING Progress in implementing the City of Alpena Comprehensive Development Plan's Strategic Plan should be monitored on a regular basis. It is recommended that the following monitoring schedule be established: • Monthly agenda item, Planning Commission. Many planning commissions become too preoccupied with short-term "maintenance" duties such as site plan reviews, and avoid long-range planning efforts. To help prevent this situation from occurring, the City of Alpena Planning Commission should continue to schedule special monthly meetings oriented toward long-term and comprehensive planning concerns. A monthly agenda item to discuss Comprehensive Development Plan implementation would be appropriate. • Annual progress report prepared by Planning Commission. The Planning Commission should prepare an annual report which summarizes progress made towards achievement of Strategic Plan goals and policies. Such a report may, if desired, be distinct from an existing overall Planning Commission annual report, and could be written for external, public · information rather than for strictly internal reporting requirements. • Five-year plan update, with official plan amendments. The City of Alpena Comprehensive Development Plan is not permanent document; priorities may change from year to year. that regular five-year updates be undertaken and officially adopted. then be continuously up-to-date and maintain its acceptance over • intended to be a It is recommended The document will the long term. Plan amendments on an "as needed" basis. The plan will need to be amended from time-to-time before the five-year updates are prepared. Unexpected but useful development or funding opportunities may arise from year to year. Additionally, amendments such as changes to the future land use map may be needed, possibly in conjunction with rezonings (zoning map changes). - 74 - �VII. FUTURE LAND USE PLAN A. FUTURE LAND USE POLICIES GOAL: Implement the following future land use policies. POLICIES: 1. Protect Low Density Residential areas from conversions of single-family dwellings to multiple-family use. 2. Protect Low Density Residential areas from commercial encroachment. 3. Use the future land use plan and zoning ordinance to promote housing development. 4. Integrate land use aspects of existing Downtown plans into the future land use plan. 5. Coordinate City and Township growth and development policies in response to proposed development of the Alpena Bypass along Hobbs Drive/Bagley Street. 6. Promote long-term development of the south side of mouth of Thunder Bay River for compatible non-industrial Central Business District use. 7. Encourage mixed-use office and service development of vacant Besser Foundation/ Alpena Public Schools land north of Alpena Community College. 8. Designate the south side of mouth of Thunder Bay River south of the Ninth Avenue Bridge for compatible non-industrial use. 9. Establish a general purpose Central Business District land use category to accommodate the unique needs of the Downtown area. 10. Provide Central Business District designation only where there is adequate shared parking. 11. Provide a gradual transition of land uses along the Washington Avenue Corridor. 12. Separate frontage land uses along the Ripley Boulevard Corridor into distinct residential and non-residential areas. 13. Encourage elimination of incompatible uses along the Chisholm Street Corridor. - 75 - �14. Promote redevelopment of former industrial area southwest of the intersection of Washington Avenue and Ripley Boulevard. 15. Encourage elimination of incompatible uses north of the intersection of Washington Avenue and Ripley Boulevard. 16. Protect viability of traditional neighborhood markets. 17. Encourage use of clustered medium- and high-density residential developments in areas with environmental limitations. 18. Encourage industrial development within established industrial parks. - 76 - �LAND USE DESIGNATIONS The following land use designations are established for the City of Alpena Future Land Use Plan: • Low Density Residential: This category is intended for residential development with a density of less than four units per acre. • Medium Density Residential: This designation is intended for residential development with a density of four to six units per acre. • High Density Residential: This category is intended for residential development with a density greater than six units per acre. • Office/Service: This classification is intended for uses such as office buildings and for mixed use service districts which may include office buildings, museums, convention centers, public facilities, hospitals and other medical-related facilities, social service agencies, churches, colleges, schools, and accessory apartments and dormitories. • General Commercial: This designation is intended for the widest variety of retail and service businesses. Businesses intended for this district could include auto service centers, restaurants, and small shopping centers. • Central Business District: This designation is intended for a blend of retail, office, and service establishments. Entertainment uses such as motion picture theaters and playhouses are other important uses intended for the Central Business District. • Light Industrial: This category is intended for such uses as warehousing, distribution, research, assembly, and other less intense manufacturing. - 77 - �• Heavy Industrial: This classification is intended for extractive uses and manufacturing operations which typically process raw materials. • Public/Quasi-Public: This designation is intended for public facilities other than parks, recreational facilities, and open space. Quasi-public and institutional uses such as churches and private cemeteries are also intended for this district. • Park/Public Open Space: This classification is intended for public-owned parks, recreational facilities, and open space. • Undeveloped: This category is intended for the Alpena Wildlife Sanctuary area and the Thunder Bay frontage strip east of the Lafarge plant. - 78 - �FUTURE LAND USE ACTIONS (see Figure 8, Future Land Use Map) 1. Provide Medium Density Residential areas at Palm and Huron Streets, at Second Avenue and Hueber Street, and at Tenth Avenue and Fair Avenue, to serve as transitional uses between Heavy Industrial and Low Density Residential areas. 2. Integrate land use aspects of Downtown Development Authority Plan into Future Land Use Plan. 3. Integrate land use aspects of Downtown urban design plan into Future Land Use Plan. 4. Designate the area in the southwest comer of the city bounded by Hobbs Drive, Grant Avenue, Addison Street, and First Avenue for High Density Residential use. 5. Designate the area bounded by Hobbs Drive, Third Avenue, Garden Street, and a line formed by extending First Avenue west to Hobbs Drive for Medium Density Residential use. 6. Designate parcel northeast of Washington Avenue (M-32) and Bagley Street for Light Industrial use. 7. Designate Alpena County Road Commission site for Light Industrial use. 8. Designate area south of Oxbow School site in the northwest comer of the city for High Density Residential use. 9. Designate Sportsmen's Island, the County Fairgrounds, and the two roadside parks for Park/Public Open Space use. Designate other Thunder Bay River frontage west of the Chisholm Street Bridge for Public/Quasi-Public use or Low Density Residential use. 10. Designate the Thunder Bay frontage strip east of the Lafarge plant and the Alpena Wildlife Sanctuary site as Undeveloped. 11. Encourage High Density Residential and compatible Central Business District uses along the south side of the Thunder Bay River between LaMarre Park and the mouth of the river. 12. Designate Island Mill for Medium Density Residential use. 13. Designate LaMarre Park and vacant parcel southeast of Ninth Avenue and the Thunder Bay River for Park/Public Open Space use. 14. Designate vacant Besser Foundation/ Alpena Public Schools land north of community college for Office/Service uses. - 79 - �15. Designate south river frontage east of Chisholm Street Bridge (on the north side of Fourteenth Avenue) for Low Density Residential use. 16. Provide parking-exempt Central Business District designation along Second Avenue north of the Thunder Bay River only as far as Miller Street. Designate commercial frontage north of Miller Street for non-parking exempt General Commercial or Office/Service uses. 17. Provide distinct Low Density Residential, Medium Density Residential, and Central Business District areas along Washington Avenue/M-32 from Ripley Boulevard to Downtown. 18. Designate Ripley Boulevard frontage south of Third Avenue and north of Sixth Avenue for Office/Service and General Commercial uses. 19. Designate the traditional Downtown area for Central Business District use, including Chisholm Street frontage north to Eighth Avenue; Washington Avenue frontage west to Tawas Street; and Second Avenue frontage north to Miller Street. 20. Designate an area northeast of the Kurrasch housing project for additional adjacent High Density Residential use. 21. Designate industrial area at the intersection of Campbell Street and the D & M railroad tracks for General Commercial use. 22. Designate vacant industrial area at Ninth Avenue and Ripley Boulevard for Low Density Residential use. 23. Designate existing neighborhood market sites with Commercial land use designation. 24. Designate North Industrial Park and Huron Industrial Park for Light Industrial use. 25. Develop a generalized future land use plan for Alpena Township areas adjacent to the City of Alpena on the Hobbs/Bagley corridor, that would experience development and traffic pressures from the proposed Alpena Bypass. 26. Provide High Density and Low Density Residential areas in the undeveloped northern section of the city to provide housing for anticipated employees added in the adjacent mixed use Office/Service area and consistent with the generalized future land use plan for adjacent Alpena Township areas. 27. Designate the Bingham School site for High Density Residential use. - 80 - �VIII. CURRENT PLANS AND POLICIES REVIEWED The following plans, studies, and policies were reviewed in conjunction with preparation of the City of Alpena Comprehensive Development Plan: • • • • • • • • • • • • • • • • • City of Alpena Comprehensive Plan and Report, 1964 Alpena Township Comprehensive Plan, January, 1979 Alpena Central Business District Improvement Plan, August, 1968 Tax Increment Financing and Development Plan, December, 1986 City of Alpena Coastal Land Use and Design Plan, September, 1982 Master Development Plan for the Oty's Small Boat Harbor Envisioning the Future, City Council Vision Statements, March 12, 1988 Envisioning the Future, City Council Vision Statements, January 14, 1989 Project 2000 Goal Statements, May 24, 1988 Resolution Supporting Improvement of Northeast Michigan's Regional Highway System, July 12, 1988 Planning Commission Policy Statement re US-23 Safety and Capacity Through the City, November 1, 1988 City of Alpena Master Plan for Parks and Outdoor Recreation, 1983 Update City of Alpena Master Plan for Parks and Outdoor Recreation, 1989 Update Target 2000 Economic Adjustment Strategy for Alpena County, 1988 US-23 Improvement Study, Final Report, Michigan Department of Transportation, November, 1988 City of Alpena Sewer Plan, 1966 City of Alpena Utility Plan, 1977 - 82 - �APPENDIX A: RESOLUTION A RESOLUTION OF THE ALPENA CITY PLAN COMMISSION, ALPENA, MICHIGAN, ADOPTING A COMPREHENSIVE DEVELOPMENT PLAN AND FUTURE LAND USE PLAN. WHEREAS, the City's current Comprehensive Plan and Report was prepared and presented by Raymond W. Mills & Associates, of Midland, Michigan, in 1964; and WHEREAS, the Alpena City Plan Commission has actively pursued development of a new Comprehensive Development Plan since December 1985, and has been assisted by The WBDC Group in these efforts since June 6, 1988, during which tim~ the Plan Commission has held five public hearings, the last being held on February 20, 1990; and WHEREAS, it is the desire and intent of the Alpena Plan Commission to adopt a comprehensive plan, including a Future Land Use Development Map, as presented in the document entitled "City of Alpena Comprehensive Development Plan" which was prepared by The WBDC Group and the Plan Commission in accordance with both modern planning practices and with State law, particularly with the Municipal Planning Act, Public Act 285 of 1931, as amended, and referenced as MCL 125.36-125.38. NOW THEREFORE BE IT RESOLVED BY THE ALPENA CITY PLAN COMMISSION that the "City of Alpena Comprehensive Development Plan" presented at the February 20, 1990, public hearing, and subsequently revised into the document presently held by the Plan Commissioners and the City Council, including sections entitled Strategic Plan, Implementation, Capital Improvement Programming, Monitoring, Future Land Use Plan, and the Future Land Use Map, all included therein, as amended on June 5, 1990, be hereby adopted. BE IT FURTHER RESOLVED that the ·Plan Commission recommends that the Alpena City Council adopt the "City of Alpena Comprehensive Development Plan", as approved by the Plan Commission, so to establish clear and consistent pub l ic planning policy, and to provide appropriate policy direction to staff, affiliated boards and commissions, and others. This resolution offered by Comm i ssioner Shafto and seconded by Commiss i oner Lappan at a Special meeting of the Alpena Plan Commission on Tuesday, June 26, 1990. The resolution was call as follows: AYES: approved with a vote of _9_-_o_____ , with a roll Sabourin, Shafto, Skiba, Kane, Lappan, Karschnick, Silver, Phillips, McDougall NAYS: _._.N=o=n=e'-'-------------------------------ABSENT: ~N=o~n=e'--'------------------------------I, Peter Skiba, Secretary of the Alpena Plan ommission, DO HEREBY ATTEST that the above is a true copy of a resolution oped by the Alpena Plan Commission at a Special meeting held June 26~ 1_z Peter Skiba, Sec , � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Alpena_Comprehensive-Development-Plan_1990 Creator An entity primarily responsible for making the resource Alpena Planning Commission, City of Alpena, Alpena County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-06-26 Title A name given to the resource City of Alpena Comprehensive Development Plan Description An account of the resource Comprehensive Development Plan for the City of Alpena prepared by the Alpena Planning Commission with the assistance of The WBDC Group June 26, 1990. Contributor An entity responsible for making contributions to the resource The WBDC Group (consultant) Subject The topic of the resource Comprehensive plan publications Alpena (Mich.) Alpena County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/03d82eaa9ac03be8a43ac937ef2324e0.pdf 6ba0e70678d4e48ae4f97b0247fb054b PDF Text Text CITY OF BATTLE CREEK COMPREHENSIVE PLAN TECHNICAL REPORT Prepared By JJR Incorporated Planning & Zoning Center, Inc. WJ Schroer Company Adopted October 1997 �TABLE OF CONTENTS PAGE CHAP"I"ER ONE: INTRODUCTION .................•................................................................ 1-1 PURPOSE/SCOPE OF PLAN .................................................................................................. 1-1 PROCESS AND PARTICIPANTS ........................................................................................... 1-2 Process ........................................................................................................................... 1-2 Participants .................................................................................................................... 1-5 CHAP"I"ER TWO: EXISTING CONDITIONS AND TRENDS ........................................ 2-1 REGIONAL SETTING ............................................................................................................. 2-1 HISTORY .................................................................................................................................. 2-1 NATURAL RESOURCES ................... .................. ................... .... ...... .... ........... ....................... 2-2 Topography ................................................................................................................... 2-2 Soils/Geology ................................................................................................................ 2-2 Surface Drainage ........................................................................................................... 2-2 Floodplain ...................... :............................................................................................... 2-4 Wetlands ................................................ ................................ .. ...................................... 2-4 Vegetation/Wooded Areas ............................................................................................ 2-4 Threatened and Endangered Species .. .................... ................................. ...................... 2-4 SOCIO-ECONOMIC TRENDS ................................................................................................ 2-4 Introduction ................................................................................................................... 2-4 Population Change During The Twentieth Century .. .................................................... 2-8 Population Projections ................................................................................................ 2-26 Economic Trends ..................... .. .... .......... .. ....... ............... .... .... .................... ................ 2-31 Conclusions ................................................................................................................. 2-46 EXISTING LAND USE .. .. ........... ............ ....... ... .... .. ...... ...... ........ ...... ...... .... ..... .. .... .... ............ 2-53 Existing Land Use Patterns ......................................................................................... 2-53 Land Use Statistics: Developed Land ........................................................... .............. 2-53 Land Use Statistics: Undeveloped Land ....... ................... ................ ......... .................. 2-58 Comparisons to Population and Job Growth Projections ............................................ 2-58 EXISTING INFRASTRUCTURE .... ................ ..... .. ....... .................... ....... ............ .. ....... ........ 2-59 Water Supply ............................................................................................................... 2-59 Wastewater System ..................................................................................................... 2-59 �TRANSPORTATION ............................................................................................................. 2-61 Regional Context/Accessibility ................................................................................... 2-61 Rail ................................................................................................................. :............ 2-61 W. K. Kellogg Airport ................................................................................................. 2-61 Roadways .................................................................................................................... 2-63 Transit. .......................................................... .- .............................................................. 2-65 PUBLIC FACILITIES/SERVICES ......................................................................................... 2-68 Police Department .............................................................................. .. ....................... 2-68 Fire Department. .......... ................................................................................................ 2-68 Ambulance Service ..................................................................................................... 2-70 Solid Waste and Recycling ........................ ............................................ ...................... 2-70 City Government ......................................................................................................... 2-72 Other Government ........................ ............ ................................................................... 2-72 Post Office ................... .. .............................................................................................. 2-73 Recreation .................................................................................................................... 2-73 Seniors ......................................................................................................................... 2-73 Youth .......................................................... .... ................................... .......................... 2-76 Library ......................................................................................................................... 2-76 Public Schools ............................................................................................................. 2-76 Private Schools ......................................... ........ ........................................................... 2-76 Colleges ....................................................................................................................... 2-78 Health .......................................................................................................................... 2-78 CHAP'fER THREE: VISION ............................................................................................... 3-1 VISION STATEMENT ............................................................................................................. 3-l Introduction ................................................ ........................................ ........................... 3-1 Twenty-First Century Battle Creek ............................................................................... 3-1 Quality of Life: Impressions, Standards and Visual Character .................................... 3-2 Downtown -The City's Heart .................. .............................................. ... .................... 3-3 A City of Neighborhoods - Diversity is Celebrated ...................................................... 3-3 Quality of Life - A City of Recreational Options .......................................................... 3-4 Economic Development - A City of Opportunity ............... ....... .......... ......................... 3-5 Planned Growth ... ..... ................................... .... ............................... .. ... .... ...................... 3-5 Intergovernmental Cooperation/Coordination .............................................................. 3-6 CHAP'fER 4: GOALS, OBJECTIVES AND POLICIES .................................................. 4-1 INTRODUCTION ..................................................................................................................... 4-1 ECONOMY ...... ..... ........ .............. .......... ..... ....... ........ ..... ................ ....... ... ..... ............ .... ...... ..... . 4-l LANDUSE .............................. ...... .... ....... ...... .. .............. ..... .. .......................... ......................... 4-3 II �DOWNTOWN .......................................................................................................................... 4-6 INDUSTRIAL DEVELOPMENT ............................................................................................. 4-7 COMMERCIAL DEVELOPMENT ......................................................................................... 4-9 RESIDENTIAL DEVELOPMENT/NEIGHBORHOODS ..................................................... 4-12 ENVIRONMENT ....................................................................................... ............................. 4-14 OPEN SPACE, PARKS AND RECREATION ..................................................................... .4-15 INFRASTRUCTURE .............................................................................................................. 4-17 Capital Improvements ................................................................................................. 4-17 Transportation ............................................................................................................. 4-18 Utilities ........................................................................................................................ 4-20 PUBLIC SERVICES ....................................................................... ................ ........................ 4-22 HEALTH ................................................................... .............................................................. 4-22 EDUCATION .................................................................................... ................ ...................... 4-23 VISUAL CHARACTER ......................................................................................................... 4-24 CITIZEN ATIITUDES/OPPORTUNITY ............. ...................... ........................................... 4-25 INTERGOVERNMENT AL COOPERATION ....................................................................... 4-26 BALANCING CONFLICTING POLICIES ............................................................................ 4-27 CHAPTER V: PLAN RECOMMENDATIONS ................................................................. 5-1 INTRODUCTION ..................................................................................................................... 5-1 FUTURE LAND USE ................................................ .......... ........ ......................... .................... 5-1 Alternative Land Use Futures .......... ........................................... :.................................. 5-1 Planning Principles ....................................... ......... ... ......................... .... ........................ 5-7 Protection of Public Health and Safety .. .. ................ ...... ..... ... ...... .. ............... ...... .......... 5-7 Conservation of Sensitive Natural Resources ............ ............................. ........... .. .. ... .... 5-7 Environmental Protection ... ... ....... .... ...... .... ........ ... ... ........ ... .......... ............ .. .. ................ 5-7 Minimizing Public Service Costs .. .............................................. ................ ....... .... ....... 5-8 Efficiency and Convenience in Meeting Land Use Needs ........................... ..... ............ 5-8 Ensuring Compatibility Between Land Uses ................. .. ...... ....................................... 5-9 Sustaining a Job Base Adequate to Support Families ....................... ............................ 5-9 111 �Future Land Use .......................................................................................................... 5-10 More Detailed Planning and Plan Revisions ............................................................... 5-22 ZONING PLAN ...................................................................................................................... 5-22 Relationship of the Comprehensive Plan to the Zoning Ordinance ............................ 5-22 Staging Strategy............................................ .- ............................................................. . 5-23 Schedule of Regulations .............................................................................................. 5-27 Other Techniques and Relationship to Zoning ............................................................ 5-27 FUTURE INFRASTRUCTURE PLAN .................................................................................. 5-29 Transportation ............................................................................................................. 5-30 Sewer and Water ............. ............................................................................................ 5-35 Stormwater Management ..... ;...................................................................................... 5-37 FUTURE PUBLIC FACILITIES/SERVICES ........................................................................ 5-39 Police Department ....................................................................................................... 5-39 Fire Department ........................................................................................ ................... 5-39 Ambulance Service ................. ............................................................ ........................ 5-40 Solid Waste and Recycling .......................................................................................... 5-40 City Government .......................................... ............................................................... 5-40 Other Government ............................................................................. .......................... 5-40 Post Office ... ................................................................................................ ................ 5-40 Recreation ....... ............................................................................................................. 5-40 Library ....................... :........................................................... ...................................... 5-43 Public Schools ................................................................................... .......................... 5-43 Health ............................. ............................................................................................. 5-43 CHAPTER 6: IMPLEMENTATION ................................................................................... 6-1 PRIMARY IMPLEMENTATION TOOLS ................................................ ....... ....................... 6-1 Relationship to Zoning ................. .. ............... ............................................. ................... 6-1 Relationship to Land Division, Subdivision and Condominium Regulations .............. 6-1 Building and Property Maintenance Codes .. ....................... .......................................... 6-1 Relationship to Capital Improvements Program ................ .... .......... ............................. 6-2 Public Works Financing .................................. .......................... ........... ... ...................... 6-2 RELATIONSHIP OF COMPREHENSNE PLAN TO OTHER PLANS .......... ..... ................. 6-3 Downtown Development Authority ............... ....................................... .. .. .................... 6-3 Local Development Financing Authority (LDFA) .............................. .. .. .... .................. 6-3 Other Plans ...................................... ..... .. ...... ..... ............................. .... ... .. ... .............. ..... 6-3 IV �ADDITIONAL IMPLEMENTATION METHODS ................................................................. 6-3 Other Planning and Economic Development Assistance ...... ........................................ 6-3 Managing Growth and Change ...................................................................................... 6-4 Periodic Updating and Revisions .................................................................................. 6-4 Revision of Ordinances ................................................................................................. 6-4 INTERGOVERNMENTAL COOPERATION ......................................................................... 6-4 CITIZEN EDUCATION ...... ................ .................................................................. ................... 6-4 BARRIERS TO IMPLEMENTATION ..................................................................................... 6-5 Schools ....................... ................................................................................................... 6-5 Immediate Steps to Update Zoning ............................................................................... 6-5 Immediate Steps to Implement a New CIP Procedure ......... ................. .... ... .. ............... 6-5 Singing from Same Hymnal .......................................................................................... 6-5 Lack of a Metropolitan Area Plan .......................................................... ....................... 6-6 APPENDIX A: Management Summary Recommendations V �LIST OF FIGURES Chapter 1 1-1 Comprehensive Plan Process ........................................................................................ 1-3 Chapter 2 2-1 Surface Drainage, Floodplains and Wetlands ............................................................... 2-3 2-2A Woodlands and Forested Wetlands ............................................................................... 2-5 2-2B Threatened and Endangered Species by Township, Range and Section ............. .......... 2-6 2-3 Census Blocks of Battle Creek Neighborhoods and Surrounding Communities, 1990 ............................................................................................................................... 2-9 2-4 Population of Battle Creek and Surrounding Communities, 1930-1990 .................... 2-11 2-5 Population of Battle Creek and Surrounding Communities, 1990 .............................. 2-14 2-6a Population by Age in Battle Creek, 1990 .................................................................... 2-18 2-6b Population by Age in Calhoun County, 1990 .............................................................. 2-18 2-7 Persons 18 Years and Under in Battle Creek and Surrounding Communities, 1990 ......................................................................................................... .................... 2-19 2-8 Persons Over 64 Years in Battle Creek and Surrounding Communities, 1990 ........... 2-20 2-9 Number of Persons of African-American Descent in Battle Creek and Surrounding Communities, 1990 ................................................................................ 2-23 2-10 Number of Persons of Asian Descent in Battle Creek and Surrounding Communities, 1990 ..................................................................................................... 2-24 2-11 Projected Population with 20-, 30- and 45-minute Drive Times of Battle Creek in 2020 ............................................................................... ~ ......................................... 2-33 2-12a Percent of Battle Creek Residents in Different Income Groups, 1980 ... ........................... . ....................................... .. ............................................................................................ 2-41 2-12b Percent of Battle Creek Residents in Different Income Groups, 1990 .............................. . ..................................................................................................................................... 2-41 2-13 Number of Persons in Poverty in Battle Creek and Surrounding Communities, 1990 ............................................................................................................................. 2-43 2-14 Female Head of Household with Children in Battle Creek and Surrounding Communities, 1990 ..................................................................................................... 2-44 2-15 Age of Housing in Battle Creek, 1990 ........................................................................ 2-50 2-16 Year Housing Built in battle Creek and Surrounding Communities ........ ..... .. ............ 2-51 2-17 Vacant and Underutilized Land .................. .. ............................ .. ... ......................... .. ... 2-54 2-18 Existing Land Use ......... ........ ............... ....................................................................... 2-55 2-19 Existing Water Distribution and City Proposed Extensions to 2000 .................... ...... 2-60 2-20 Existing Sanitary Sewer ........................................................................... ...... ............. 2-62 2-21 Existing Roadway Function Classification and Traffic Flow ..................................... 2-64 2-22 Current and Projected Volume Deficiencies (BCATS 2015 Plan) ............................. 2-66 2-23 Current Public Transit Service .................................................................................... 2-67 2-24 Existing Fire Station Locations ................................................................................... 2-69 2-25 City Government Facilities ......................................................... .. .............................. 2-71 2-26 Parks and Open Space ................................................................................................. 2-75 2-27 Existing Schools Serving Battle Creek ....................................................................... 2-77 vi �Chapters 5-1 Land Use Alternative 1: Existing Zoning ..................................................................... 5-3 5-2 Land Use Alternative 2: Trends-Based ........................................................................ 5-4 5-3 Land Use Alternative 3: Vision-Based ......................................................................... 5-6 5-4 Future Land Use to 2020 .............................. :................................................................ :5-8 5-5 New Neighborhood Model .......................................................................................... 5-12 5-6 Neighborhood Preservation Strategies ........................................................................ 5-14 _5-7 Older Commercial Corridors: Revitalization Strategies ............................................ 5-18 5-8 Clustered Residential Development Option in Proposed Agricultural Zone .............. 5-21 5-9 Proposed Transportation Improvements .................................................. ................... 5-31 5-10 Proposed Thoroughfare Plan ....................................................................................... 5-32 5-11 Proposed Sanitary Sewer Extensions to 2020 ............................................................. 5-36 5-12 Proposed Water Extension to 2020 ............................................................................. 5-38 5-13 Fire Station Locations ................................................................................................. 5-41 5-14 Open Space, Parks and Recreation, and Linear Park .................................................. 5-42 VII �LIST OF TABLES Chapter 1 1-1 Advisory Committee Members ..................................................................................... 1-6 Chapter 2 2-1 Threatened and Endangered Species ..................................................... .. ...................... 2-7 2-2 Population of Battle Creek and Surrounding Communities, 1930-1990 .................... 2-10 2-3 Persons Per Household, Battle Creek and Surrounding Communities, 1980-1990 .... 2-13 2-4 Population by Neighborhood, City of Battle Creek, 1990 ........................ .................. 2-15 2-5 Population by Age in Battle Creek, Battle Creek Township, Calhoun County and Michigan, 1970-1990 .................................................................................................. 2-16 2-6 Population by Age in Battle Creek, Calhoun County and Michigan, 1990 ................. 2-17 2-7 Population by Race in Battle Creek, Calhoun County and Michigan, 1980-1990 ...... 2-22 2-8 Educational Attainment in Battle Creek, Calhoun County and Michigan, 1990 ........ 2-25 School Enrollment in Battle Creek, Calhoun County and Michigan, 1970-1990 ....... 2-27 2-9 2-10 Comparison of Projections of Battle Creek Population to 2020 by Four Methods ..... 2-28 2-11 BCATS Projected Population of Battle Creek and Surrounding Communities, 1990-2020 .................... .... ............................... ........................................................ ..... 2-29 2- 12 Projection of Battle Creek Population as a Percentage of County Increase, 1990-2020...................................................... ....................... .. ..................................... 2-30 2-13a Existing and Projected Population 1990-2020 for 20-, 30- and 45-Minute Drive Times From Battle Creek: Method A ............................................................... 2-32 2-13b Existing and Projected Population 1990-2020 for 20-, 30- and 45-Minute Drive Times From Battle Creek: Method B ...... ..... .................................................... 2-32 2-14 Employment in Battle Creek and Surrounding Communities, 1990 ...... ... .................. 2-34 2- 15a Labor Force in Battle Creek and Surrounding Communities, 1992-1996 ................... 2-35 2-15b Employment in Battle Creek and Surrounding Communities, 1992-1996 ................. 2-35 2-15c Unemployment in Battle Creek and Surrounding Communities, 1992-1996 ............. 2-35 2-16 Persons Employed in Battle Creek and Surrounding Communities, 1990-2020 ........ 2-36 2-17 Employed Persons Residing in Battle Creek and Surrounding Communities, 1985-2020........... .......... ..................................................... .. ..................... ........... ........ 2-37 2-18 Calhoun County Employi:n,ent Forecast, 1994-2015 ............ ....................................... 2-38 2-19a Household Income Range in Battle Creek, Calhoun County and Michigan, 1980 ..... 2-40 2-19b Household Income Range in Battle Creek, Calhoun County and Michigan, 1990 ..... 2-40 2-20 Families Below Poverty Level in Battle Creek, Calhoun County and Michigan, 1970-1990............... ...... ........... ....... .............. .................................... ... ...... ......... ...... ... 2-42 2-21 Low to Moderate Income Population Percentage by Neighborhood, City of Battle Creek, 1990 ............................................ ............ ................... ... .................. ....... 2-45 2-22 Occupied Housing Units for Battle Creek, Calhoun County and Michigan, 1970-1990......... ... ....... .. ..... .. ......... .... ..... .. .... ..... .. ............ ............ .. .... .. ... ............. ......... 2-47 2-23 Age of Housing in Battle Creek, Calhoun County and Michigan, 1990 ...... ............. .. 2-49 2-24 Real and Personal Property Totals, City of Battle Creek, 1992-1996 ......................... 2-52 2-25 Existing Land Use Categories ........... ......... .. .... ........ ...................... ............. ................ 2-56 Vlll �2-26 2-27 Existing Land Use by Existing Zoning Category: Developed and Undeveloped Land .................................. .................................................................... 2-57 Battle Creek Parks ....................................................................................................... 2-74 Chapter 5 5-1 Comparison of Three Alternative Futures .... ;................................................................ 5-2 5-2 Existing Neighborhood Types and Preservation Strategies ........................................ 5-15 5-3 Older Commercial Corridor Types and Improvement Strategies ................................ 5-19 5-4 Schedule of Zoning Regulations ................................................................................. 5-28 IX �Chapter One Introduction PURPOSE/SCOPE OF PLAN A comprehensive plan is a long-range plan or strategy used to guide the growth and ,development of a community or region. In general, the goals of the comprehensive plan are to: • • • • describe and document existing conditions and trends as a basis for decision-making; clarify goals and objectives for future development; establish policies to guide future development decisions regarding proposed land use and re-zoning; and, provide a foundation for capital improvement priorities, zoning and subdivision regulations. A comprehensive plan establishes the basis for determining what types and densities of development are appropriate in what areas of the community, including where new development should occur and where resources should be directed to revitalize already developed areas. The comprehensive plan also helps to determine what streets, water and sewer lines and other public facilities are needed to support the proposed future pattern of land use and what important environmental and cultural resources should be protected. The comprehensive plan is a public record of the consensus of the community concerning the policies for its future development. It is used by the Planning Commission, City Commission and city City of Battle Creek Comprehensive Plan October 1997 staff as a guide to day-to-day decisionmaking in developing and applying zoning and subdivision regulations (the "rules" that spell out what development can occur where) and in making public investment and management decisions (for example, what, if any land should be acquired for public use and/or redevelopment; what roads should or should not be widened or where utilities should be extended or improved). The comprehensive plan is also a vehicle for communicating Battle Creek's policies for the future to adjacent jurisdictions (the City of Springfield and nearby townships) and to land owners and developers. Battle Creek's last Comprehensive Plan was prepared in 1966 and the most recent future land use plan for the former Battle Creek Township was prepared in 1981. Although the City has been continuously involved in pla~ning, the community's collective vision for the future has not been comprehensively re-evaluated for a long time. The entire City of Battle Creek (including the township area which merged with the City in 1983) is addressed in this Comprehensive Plan. While community input, as reflected in the Vision Statement (see Section 3), covers a broad range of topics (including health, education and public safety) which are critical to quality of life, the Comprehensive Plan focuses on land use, development and public facility issues on which City policy has a direct impact. Technical Report Page 1-1 �PROCESS AND PARTICIPANTS As the result of a competitive selection process, the City of Battle Creek selected the team of JJR Incorporated, Planning & Zoning Center, Inc. and William J. Schroer Associates to assist the community in preparing the Comprehensive Plan. This team of professionals worked with city staff, a 37-member Advisory Committee, the 'Planning Commission and the citizens of Battle Creek over an 18-month period to formulate a consensus-based vision for the future and to define the policies and implementation tools needed to achieve that vision. Process The planning process was structured in five steps designed to answer five basic questions (see figure 1-1). Step 1. What is Battle Creek's current situation and what are the trends for the future? The results of this initial planning step are presented in Chapter 2 of the Comprehensive Plan Technical Report and address the following: • • • • • • History Natural Resources Socio-economic Characteristics Land Use Existing Infrastructure (roadways, water and sewer) Public Facilities/Services Step 2. What is Battle Creek's vision for the future? What kind of community do we want to be? In May and June 1996, a series of fou r "futuring" meetings was held to allow the citizens of Battle Creek to play an active role in defining a preferred future for the city. Working in small groups, citizens brainstormed descriptions of what made City of Battle Creek Comprehensive Plan October 1997 them feel "proud" or "sorry" about Battle Creek today. Then each small group described their ideas for what the community's future should look like 20 years from now. When all ideas had been - recorded, each group selected and presented the five most important images of their "preferred future." When all of the groups most highly ranked "future visions" were compared, seven were consistently at the top of the list: • • • • • • • Well-maintained neighborhoods Reduced crime Excellent schools and expanded job training and higher education opportunities Continued expansion of the City's job base Continued momentum in revitalizing downtown An expanded system of parks and green space Increased cooperation between government jurisdictions in planning and the provision of services The input received in these "futuring" sessions became the basis for identifying the priority issues to be addressed in the Comprehensive Plan and for developing a series of goals and objectives to guide its preparation. The goals and objectives (see Chapter 4) address the economy, balanced growth, downtown, industrial development, commercial development, neighborhoods, the environment, open space and recreation, public services, education, the roadway and utilities infrastructure, visual character, citizen attitudes and intergovernmental cooperation. A draft of the goals and Technical Report Page 1-2 �( Figure 1-1 COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK The Planning Approach > WHAT IS THE . CURRENT SITUATION? I WHAT IS OUR' VISION FOR THE FUTURE? I I I Land Use & Preservati on I I I I I ,.,., ,.,., w u I 0.. I I 0:: Demographi cs z ,' I I '' I __ ' I I 0 HOWDOWE ACHIEVE OUR VISION? t-- ' ' ' '' ' 0 I I I I Vision I Goals/u ojectives I Issues - 0 Altern ative 1 I Alternative 2 I Altern ati ve 3 JJR Incorporated with Planning & Zoning Center, Inc. and ~Schroer Company WHAT POLICIES SHOULD WE ADOPr? I I I I I I I I I I ~ 0 t-- I I "I I I I I I I I I I I I ,REVIEWANDADOPTION Battle Creek Comprehensive Plan 0 0 I- <( 0.. u l- o:: .Project Kick-off Meetings Interviews <( Visioning Town Meetings Goals/Objectives Town Meeting Advisory Committee 0.. ,.,., u • Demographic Tables • Economic Trends • Transportation/ Infrastructure M aps 0 • Parks & Open Space Inventory • Existing Land U se Map 1- ::) 0 0:: 0.. • Vi sion Statement • Goals and Objectives • Development O pportuniti es and Issues Advisory Committee Planning Commission Alternatives Town Meetings Focus Groups Advisory Committee Planning Commission • Altern ative Land Use Futures • Focus Group Results I • Draft Policies I • Implementati on Recommenda1 tions Draft Plan Town Meeting Public Hearing Adoption by the Planning Commission • Draft Comprehensive Pl an • Final Documentation for Battle Creek Comprehensi ve Plan I I I I I I mktgljuly97\bal tleck.p65 City of Battle Creek Comprehensive Plan Technical Report age • �objectives and a draft Vision Statement were reviewed with the Advisory Committee and with citizens at a Town Meeting. The Vision Statement was prepared to "transport" the reader into the future by drawing a word picture of what Battle Creek will be like in the year 2020 (see Chapter 3). In this future vision, new development is carefully phased and characterized by both an urban density and an open space character. A system of open space and transportation linkages offer attractive options to travel by car. Planning for developments whose impacts extend across jurisdictional boundaries is undertaken in a way that promotes communication and cooperation between Battle Creek, the City of Springfield, the Townships, the County and the larger region. In the Vision Statement, downtown is a center for culture, education and entertainment that serves as an attractive place to live, work and shop. Older neighborhoods are rejuvenated and new neighborhoods have been developed to provide a range of housing and lifestyle choices. The economy is diverse and growing and both "greenfield" and "brownfield" sites offer attractive investment opportunities for industry. Step 3. How do we achieve our vision? In this step of the planning process three alternative land use futures were illustrated (see Chapter 5) -- one based on existing zoning patterns (Zoning-based Future), one on market trends (Trends-based Future) and one based on the vision defined in step 2 (Vision-based Future). These alternatives illustrated what the community might look like, and provided statistical profiles of future land use, population and jobs, to allow citizens to evaluate the implications of City of Battle Creek Comprehensive Plan October 1997 various choices and to select an alternative, or combination of alternatives, that best represented the development pattern they would like to see in Battle Creek several generations from now. Two Town Meetings · and a series of seven focus groups (described in Appendix B) were held to solicit feedback on the alternative futures. This public input overwhelmingly supported the Vision-based Future. Step 4. What policies should we adopt to implement our vision? In this step of the planning process), the city staff, Planning Commissioners and the Advisory Committee worked with the consultant team to develop the policies which should guide future decision-making to accomplish the approved Comprehensive Plan goals and objectives and to implement the Visionbased Future (see Chapter 4). At this point, the Vision-based Future was translated into a land use plan to the year 2020. Step 5. Review and adoption. In this step, a draft comprehensive plan report was prepared for review by the community and the Planning Commission. Comprehensive Plan policies and the draft future land use plan to the year 2020 were published in a local newspaper. A Town Meeting was held and a draft of the Comprehensive Plan Technical Report was provided for community review. Finally, the Planning Commission held a public hearing on the draft Comprehensive Plan and provided direction on its revisions so that a final plan document could be prepared. The Comprehensive Plan is documented in this Technical report and a summary is prepared in a poster plan format. Technical Report Page 1-4 �Participants Community involvement has been a cornerstone of the planning approach and many people have played a role in the preparation of the Comprehensive Plan: Citizens. The citizens of Battle Creek have participated in a series of Town Meetings: • To define a "preferred future" for the community • To review a draft Vision Statement and draft goals and objectives • To review illustrations of alternative futures and provide input on their implications • To review draft policies, and a draft land use map to the year 2020, designed to implement the goals and objectives and the preferred vision-based land use future • To comment on the draft Comprehensive Plan in a public hearing Randomly selected representatives of five groups (south side residents, north side residents, business owners, minority residents, senior residents, young adult residents, lender/developer representatives) were also asked to comment on the alternative land use futures in a focus group format. Planning Commission. While five Planning Commissioners were also members of the Advisory Committee, city staff briefed the Planning Commission as whole at regular intervals on the progress of the -planning process. Consultant team and planning staff met with the Planning Commission to review the alternative land use futures in December 1996 to encourage their feedback and determine whether support existed for the vision-based alternative. Planning Commissioners were also provided with background information and invited to participate in a series of Advisory Committee meetings held from January to May to discuss draft policy directions and review the draft future land use plan to the year 2020. City staff. City staff played an important role in gathering background information on existing conditions. Regular briefings were also provided to the Planning Commission and City Commission. City staff worked with the consultant team throughout the planning process, discussing draft materials at each step. They also played an important role in public information/education. Public comment was also received at a public hearing on the draft Comprehensive Plan in September 1997. Advisory Committee. A 37-member Comprehensive Plan Advisory Committee has also provided input and guidance throughout the planning process. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 1-5 �Table 1-1 Advisory Committee Members Abby Mohan Jim Hettinger Battle Creek Unlimited Gary Dodd Minges Brook Council Ted Dearing Battle Creek City Commission Marta Howell Neighborhoods, Inc. Robert Spencer Lakeview Public Schools Joe Lussier Sherry Keys-Hebron Community Action Agency William Calloway Kellogg Heritage Center Lewis Cooper Def Logistics Service Center Peter Christ Battle Creek Community Foundation Ken Tsuchiyama City of Battle Creek Dave Boehlke Neighborhoods, Inc. Gary Reimer City Commissioner Mark Behnke City Commission Ron Armbruster Joyce A. Brown Kellogg Youth Initiative Jim Moreno Tony Walker City Commissioner Dave Thomas United Arts Council Jim Demarest AMSA Kay Taylor Battle Creek Health Systems Michael J. Bitar Battle Creek Public Schools Bruce Phillips Battle Creek Association of Realtors Susanna Takasaki Def Logistics Service Center Rance L. Leaders City of Battle Creek Jennifer Link-Carver Burnham Brook Center Peter Phelps United Way of Battle Creek Tim Kane Dorothy Young James Graham Southwest Michigan Urban League Rob Young Battle.Creek Chamber of Commerce Jack Howell Cereal City Development Council Marlene Lawrence Calhoun County Health Improvement Wayne Wiley City of Battle Creek Timothy Knowlton Kellogg Company J. B. Mailman Kellogg Company City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 1-6 �Chapter Two Existing Conditions and Trends REGIONAL SETTING The City of Battle Creek is located in the southern portion of lower Michigan, approximately half way between Detroit and Chicago. The southern portion of the community is traversed by the I-94 corridor, Michigan's primary east-west transportation route. I-94 is a significant magnet for urban and economic growth within the state, region and city. I-69, one of the state's major north-south travel routes, is located about six miles east of Battle Creek. Three cities of similar or larger size are located within 50 to 60 miles of Battle Creek: Kalamazoo, Jackson and Lansing. Theses cities have historically been Battle Creek's competitors for economic and population growth. HISTORY In 1831, the first settlers were drawn to Battle Creek by the potential for water power at confluence of Battle Creek and Kalamazoo Rivers. The first mill race was constructed in 1835. The first plat of city was filed 1836 (pop. 400) and the City was incorporated in 1859. Rail lines were extended to Battle Creek from the east in 1845 and west from Battle Creek to Chicago in 1854. The city became a leader in the manufacture of agricultural equipment in late 1840's; other manufacturing followed. In the 1850's, Battle Creek became the headquarters of the Seventh Day Adventist Church which founded the Health Reform Institute in 1866. With the help of John City of Battle Creek Comprehensive Plan October 1997 -Harvey Kellogg, the Institute was transformed into the Battle Creek Sanitarium which grew and expanded through the 1920's. In the 1890's, C. W. Post, a visitor to the "San," started the manufacture and aggressive marketing of health food products and the health food industry born. The W. K. Kellogg Company was established in Battle Creek in 1906 and the food processing industry continued to be a major employer through the 1960' s. The military have also played an important role in the development of Battle Creek both before and after World War II. The Fort Custer Military Reserve (1,816 acres) is located on the western edge of the City. In the early 1970s, Battle Creek Unlimited began planning for the industrial development of over 2,400 acres located on the western edge of the city and acquired from the Federal Government. As noted in the Fort Custer Comprehensive Plan (1979), very few older cities of Battle Creek's size have had a such a significant land resource located within the city limits to devote to economic development. The Park, now including over 85 businesses employing approximately 7,500 people, is more than 50% developed. Most of the remaining available parcels in the Park are less than 10 acres in size. In 1983, the City of Battle Creek and Battle Creek Township merged, doubling the size of the city and increasing its tax base by 122%. The merger was inspired by the Kellogg Company's need to build a new and larger headquarters, and its reluctance to Technical Report Page 2-1 �make a major investment in a city where manufacturing jobs were declining, unemployment was high and signs of decay were proliferating. The merger allowed the City of Battle Creeek to reduce tax rates and convince major employers to contribute tax savings to create an economic development fund which has been used to retain existing jobs and attract new ones. The economic development strategy which the merger made possible has yielded significant success. The Kellogg Company has built its new headquarters in downtown Battle Creek; 24 foreign manufacturers have located in the city and Battle Creek's reputation as a good place to do business is now well known. NATURAL RESOURCES Topography Land within the city is generally flat to the south and west and gently rolling to the north and east. As a result, slopes/topography do not present a constraint on development; indeed, rolling terrain can be an asset for higher value residential development. Soils/Geology Local soils are predominately a glacial till of sand and gravel (to depth of 60 feet and greater). These soils present no constraints for construction, with the exception of the area between M-66 and Battle Creek River, but are not all suited to the use of septic fields. As a result, lots must either be very large or served by public water and sewer. Marshall sandstone underlies the glacial till and contains an abundant supply of ground water. As a result, limits on water supply are not considered a development constraint, although additional efforts to protect City of Battle Creek Comprehensive Plan October 1997 wellhead areas have been undertaken and additional well pumping and water treatment capacity will ultimately be needed. Surface Drainage -Surface drainage f ea tu res are the most significant natural resource components shaping development constraints and opportunities in Battle Creek. The Kalamazoo River (flowing from southeast to northwest), the Battle Creek River (flowing from northeast to southwest and meeting Kalamazoo River to west of downtown Battle Creek) and lakes are the major components of surface drainage system. The most important lakes (permanent open water over five acres in size) include Goguac (350 acres) located in south central portion of community, Harts Lake near western edge of the city and Beadle Lake located to the southeast of the city in Emmet Township. Tributary streams/drains carrying storm water runoff to the Kalamazoo River include Waubascon Creek and Sperry Drain from the north and Marsh Drain, Helmer Brook, Brickyard Creek, Minges Brook and Harper Creek from south. Watersheds are illustrated in figure 2-1. Goguac Lake and the Kalamazoo and Battle Creek Rivers create physical barriers to movement within the community. The limited number of river crossing points impacts both the number and distribution _of major north-south circulation routes. Goguac Lake also impacts the spacing of east-west circulation routes in south-central portion of community. Nevertheless, rivers, lakes, and streams/drains represent significant assets for development -particularly in providing residential development sites with significant market appeal -- and in creating a highly valued visual character and recreational opportunities. Public access to and visibility Technical Report Page 2-2 �Legend ...-'"", Watershed Boundary EJ Stream or Drain ~ Wetland - 100-Year Floodplain ~ 500-Year Floodplain - • I B Drive N Figure2-1 0 { T"' 'F · B Drive S 'f Surface Drainage, Floodplains and Wetlands Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page:J-3 j �of rivers, streams and lakes will enhance community quality of life and identity. Incorporating improved strategies for stormwater management in updating development regulations and ordinances is needed to prevent and correct non-point source pollution problems and realize maximum benefit from these valued resources. It has been suggested that Goguac Lake be given priority in storm ' water management planning and implementation. In addition, restoration of the Mill Pond as an urban amenity has been proposed. Floodplain The 100-year floodplain boundary is shown in figure 2-1. Development within 100-year floodplain is significantly constrained. Wetlands Battle Creek's largest wetlands are associated with the Kalamazoo and Battle Creek River floodplains, Goguac Lake (to the southwest of the lake), Harts Lake (to the north and south of the lake) and the Marsh Drain headwaters (see figure 2-1). Because wetlands play a critical role in providing flood storage, filtering pollutants from urban and agricultural runoff and providing wildlife habitat, improved strategies for their protection will be needed in updating development regulations/ordinances. These important resources can also be an important part of a community-wide linked open space system. Strategies for wetland banking -- especially to allow additional job-creating development in the Fort Custer Industrial Park area -- also need to be explored (e.g., purchase, protection and improvement/expansion wetlands elsewhere to compensate for wetlands lost in the Park). City of Battle Creek Comprehensive Plan October 1997 Vegetation/Wooded Areas Much of the native landscape (both upland wooded areas which were originally dominated by oak-hickory forest and outwash plains which originally supported . tall grass prairie and oak savannas) in the city has been lost to agriculture and urbanization. A number of wooded areas/woodlots still remain, however, as illustrated in figure 2-2. No assessment of the quality of these wooded areas has been undertaken, as yet. Such an assessment would serve as the foundation for a woodland preservation ordinance to encourage the preservation of valued tree cover in areas where new development will occur. Threatened and Endangered Species A review of the Michigan Natural Features Inventory database shows that threatened and endangered species and species of special concern are present in several portions of the city (see table 2-1). Prior to development in those areas listed in table 2-1, a site inventory should be undertaken (by the developer) to determine whether the appropriate habitat exists to support the threatened and/or endangered species. If so, a field investigation is required. SOCIO-ECONOMIC TRENDS Introduction Information on demographic and socioeconomic change in Battle Creek over the past several decades provides the context for projecting what the future is likely to bring to the city, deciding what citizens want the community to be like several decades from now and defining appropriate methods to achieve that future. This information comes from several sources. Some, such as Technical Report Page 2-4 �0 < "€0 z Legend . . Forested Upland Forested Wetland Verona Rd . .·. B Drive N Figure 2-2A Woodlands and Forested Wetlands 0 · B Drive S ).':: .. Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK /'agt 2-5 �R.8W. R.7W. 27 Legend Sections in which Threatened and Endangered Species have been Identified 34 35 T.1S. erona Rd. T.2S. 10 11 - Gethings 21 28 .. "O B Drive N 0:: ~ ~ ~ 0 T2S. ~ N ::::: T3S. '° 31 "-, . . c.l :a 32 ~ \. Figure 2-2B • a::l Q I T.2S. ~ 5_J T.3S. I 0 -, - 1/2 Mile 1 Mile r·"t I· a B Drive S Threatened and Endangered Species by Township, Range and Section 2 Miles Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page2-6 �Table 2-1 Threatened and Endangered Species Township Range Section Common Name Scientific Name Status 1 s. 8W. 33 Leiberg's panic grass Black-eyed Susan prairie fen woodland prairie Panicum leibergii Rudbeckia sullivantii Threatened Special Concern 30 Prairie-Indian-plantain Black-eyed Susan Cacalia plantaginea Rudbeck.ia sullivantii Threatened Special Concern 2 S. 7W. 6 Regal frittilary Speyeria idalia Endangered 2 S. 8W. 6 Yellow fumewort Blanchard's cricket frog Coryalis flavula Acreis crepitans blanchardi Threatened Special Concern 18 Pugnose shiner Beaked agrimony Purple twayblade Blanchard's cricket frog Hooded warbler Notropis anogenus Agrimonia rostellata Liparis lilifolia Acreis crepitans blanchardi Wilsonia citrina Special Concern Special Concern Special Concern Special Concern Special Concern 19 Eastern box turtle Hooded warbler Cerulean warbler Terrapene carolina Wilsonia citrina Dendroica cerulea Special Concern Special Concern Special Concern 25 Swamp rose-mallow Hibiscus moscheutos Special Concern 30 White false indigo Baptisia lactea Threatened 34 Dwarf-bulrush Hernicarpha micrantha Threatened (All status designations are State of Michigan. No known federally listed species were identified.) City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-7 �population information, is obtained from the US Census Bureau, while economic information is obtained from state and local sources. Projections of trends into the future were made by the consultant team, by the State Department of Management and Budget, Office of the State Demographer and by the Battle Creek Area Transportation Study (BCATS) staff. Socio-economic trend data is presented at several levels: the region, which includes the City of Battle Creek and the surrounding townships; the city as a whole and sub-units of the city, such as neighborhoods and census blocks (see figure 2-3). In discussing Battle Creek trends, data for the city is generally combined with that of the former Battle Creek Township. The Township was merged with the City in 1983, more than doubling the area of the city and nearly doubling its population. Population Change During The Twentieth Century Battle Creek experienced rapid population growth in the first half of this century, but population declined after 1950. The population of Battle Creek more than doubled between 1900 and 1930, from 18,563 to 43,573. Slower growth occurred during the next twenty years, which included WW II, with Battle Creek's population reaching 48,666 in 1950. In 1950, the combined population of the city and Battle Creek Township was, 63,771, the highest ever (see Table 2-2 and figure 2-4). The city's population declined by 9,735 persons, or 20%, between 1950 and 1970, when the city-only portion of the population fell to 38,931. The city' s population drop outpaced the township's population rise during the same period. In 1970, the City of Battle Creek Comprehensive Plan October 1997 township population was 21,782, up from 15,105 in 1950, an increase of 6,677 persons. As a result, the combined population of the city and township dropped to 60,713. Following the merger of Battle . Creek Township with the City in 1983, the combined population still continued to drop, to 53,540 in 1990. Much of the change in the city's population since 1950 can be attributed to persons migrating from the city into the ring of surrounding townships. Emmet, Bedford, Pennfield, Leroy and Newton Townships experienced significant increases in population between 1950 and 1970. In that two-decade time period, in which the city lost nearly 10,000 persons, these townships gained about the same amount. In the period between 1970 and 1990, the city population (when combined with Battle Creek Township) lost about 5,000 persons. In the immediately surrounding townships during the same period, the pattern was one of modest growth. There was considerable migration out of Michigan during the 1980s, and much of the decline may be due to the poor economic condition in the state during this period. There also may have been some migration from the ring of jurisdictions immediately surrounding Battle Creek to the next ring of communities outward from Battle Creek. The population of Michigan increased by nearly 400,000 between 1970 and 1980, but increased by only about 33,000 between 1980 and 1990. Smaller Household Size. While there have been recent declines in the population of Battle Creek, there has been no net decline in the number of households. A decline in the number of persons per household accounts for the population decline. Technical Report Page 2-8 �Figure 2-3 Census Blocks of Battle Creek Neighborhoods and Surrounding Communities, 1990 I 1-94 Rural Southwest restlake Prairievrw Pag~ 2-9 �Table 2-2 POPULATION OF BATTLE CREEK AND SURROUNDING COMMUNITIES, 1930-1990 POPULATION ~QMMUIS:IIX l.M TTT,E. C.R.E.E.K C.lTY B8'1'1'LE CREEK IQWNSHW BEDEQBD IQWNSHIP EMMETT IQWNSHIE , PENNFTET ,12 IQWNSHW SPRINGFIELD CITY 19J2 1942 1.J.,S.ZJ. ~.4.il 6 334 1 844 2,861 4.212 3 522 4,225 2 380 3,326 1,000 2,000 12~2 12~2 1272 1282 1222 ~6.6.6. 4J.l6.2 J.8., 'l.J.l J.i 721. i1.,5.l1. l 5 105 2,213 1.362 4.144 3,000 12 OlQ 21182 20,615 10.486 ]Q,811 ]Q 151 2.081 ]Q,88] l ].] 55 6.626 8 220 8143 4,605 3,994 5,917 0* 2 8]Q ]Q 164 8 386 5,582 Source: US Census Bureau • Battle Creek Township incorporated into the City of Battle Creek City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-10 �Figure 2-4 Population of Battle Creek and Surrounding Conmunities, 1930-1990 70,000 60,000 = 0 ~ 50,000 40,000 1 £ TOTAL CITY ANDTOWNSIHP BATTLECREEK CITY BATTLE CREEK TOWNSHIP SPRJNGFIELD CITY PENNFIELD TOWNSHIP BEDFORD TOWNSHIP City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-11 �Between 1980 and 1990, the number of persons per household declined from 2.53 to 2.5, according to the US Census Bureau, and from 2.6 to 2.4 according to the City of Battle Creek Consolidated Plan for Housing and Community Development. This was a decline of about 8%. According to the 1995 Consolidated Plan for Housing and Development, families made up 46% of households, while persons living alone 'made-up 21 %, and non-families 24%. Nine percent of households were headed by persons 65 years or older. Seventy percent of families were married. Single female heads of households made up 25% of families and 5% were single male heads of households. Figure 2-5 shows a relatively unpopulated core running through the city, along the river. While this area, which includes the downtown, was historically a populated area, there was little housing in 1990 and this trend continues today. All of the communities surrounding Battle Creek also declined in the number of persons per household, with Bedford Township having the largest drop, from 3.13 persons per household in 1980 to 2.84 in 1990 (see table 2-3). b.) Neighborhood Population Distribution. Within the city, the highest populations live in the neighborhoods of Fremont/McKinley/ Verona and Minges Brook/Riverside (see figure 2-5). Together these neighborhoods account for about 35% of the city's population. The next three highest population neighborhoods are Wilson/ Coburn/Roosevelt/Territorial, Westlake/ Prairieview and North Central, which account for almost another 40% of the city's population. The next highest population concentration is in the Post/Franklin neighborhood. (See table 2-4 for a breakdown of population by neighborhood.) City of Battle Creek Comprehensive Plan October 1997 Battle Creek's Aging Population. An increasingly large proportion of the Battle Creek population is 65 years old or older. Fifteen percent of the Battle Creek population was 65 years of age or older in 1990, while it was only 12.6% in 1980. The average for Calhoun County was 14% in 1990 and 11 % in 1980. The 65 years and older population in the State of Michigan was about 12% in 1990 and 9.8% in 1980. (See tables 2-5 and 2-6 and figures 2-6a and Between 1980 and 1990, the under 18 years of age population in Battle Creek declined 8%. The age group between 18 and 64 also declined in Battle Creek between 1980 and 1990, by just over 6%. The under 18 year population also declined at similar rates in Calhoun County and the state, while the population between 18 and 64 years declined 2.1 % in Calhoun County and rose by 3.6% state wide. There is a generation mix, to a degree, in Battle Creek neighborhoods. In comparing figures 2-7 and 2-8, which show the 18 years and under and 64 years and over population concentrations respectively, there was some overlap of these populations in 1990 in the Fremont/McKinleyNerona, Post/Franklin, Wilson/Coburn/Roosevelt/Territorial and Rural Southwest neighborhoods. There was overlap to a lesser degree in the Urbandale, Minges Brook Riverside and North Central Technical Report Page 2-12 �Table 2-3 PERSONS PER HOUSEHOLD OF BATTLE CREEK AND SURROUNDING COMMUNITIES. 1980-1990 Total Change 1980- Percent Change 1980- S::!lMMlll'.::iID: 12~2 1222 1222 1222 Bd,ITLE., C,.REEK (;JTY 2.53 2.5.0 -Q.QJ -1Zz B8IIl,E CBEEK IQWNSHIE BEDEQBD IQWNSHIE EMMEII IQWNSHIE EENNFTRI ,D IQWNSHIE 212 3 13 212 2 82 * 2 84 2 62 2 61 -Q 22 -22''2 -Q IQ -4~ -Q 21 -1~ SPRINGFIELD CITY 2.55 2.46 -0.09 -4% • Battle Creek Township incorporated into the City of Battle Creek Source: US Bureau o_{ Census City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-13 �Figure 2-5 Population in Battle Creek and Surrounding Communities, 1990 Population, 1990 ~ 1320 to 3170 ~ 620 to 1320 D Oto 620 Page2-U . �Table 2-4 Population by Neighborhood, City of Battle Creek, 1990 Population 1990 Percent of Total 1990 Wilson Coburn Roosevelt Territorial (Central) 6,396 11.9 Fremont/Verona/McK.inley 9,638 18 Minges/Riverside 9,010 16.8 Post/Franklin 5,963 11.1 Rural Southwest 3,592 6.7 Urbandale 5,248 9.8 North Central (Washington Heights) 6,216 11.6 Westlake/Prairieview 7,395 13.8 Neighborhood Source:City of Battle Creek 1995 Consolidated Plan for Housing and Community Development (Neighborhood names in parentheses are as referenced in the 1995 Consolidated Plan for Housing and Community Development.) City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-15 �Table 2-5 Population by Age in Battle Creek, Battle Creek Township, Calhoun County and Michigan, 1970-1990 1980 lQ,288 2Q,445 5,001 Total Change, 1970-1980 -2,482 -SQQ -215 % of ~hange 1970-1980 -}2.4% -2.4% -4.1% 1970 1980 Total Change, 1970-1980 8,081 12,263 1,438 5,112 % of Change 1970-1980 -28.6% l7% CITY OF BATTLE CREEK UNDER 18 18 IQ 64 . 65 ANDQVER 1970 12,77Q 20,245 5,216 BATTLE CREEK TOWNSHIP UNDER 18 18 IQ 64 65ANDQVER 12,112 2,124 -2,3Q~ 456 686 41,1% Battle Creek Township merged with the City of Battle Creek in 1983. CITY OF BATTLE .CREEK (Including Battle Creek Townshil?l UNDER 18 18 TQ 64 65 ANDOVER 1970 1980 (combined (combined 202ulationl 202ulationl 2Q,85] HiMQ 33,208 33,164 6.654 7.125 Total Change, 1970-1980 -4,72] -44 471 % of Change 1970-1980 -23,Q~ -0.1% 7.1 % 4Q,9Q2 84,667 15,225 -8,984 13,348 2,688 -18.Q% 18.1% 2Q.2% CALHOUN COUNTY UNDER 18 18 IQ 64 65 ANDQVER 42,893 71,312 13301 1990 ]4,11Q 31,038 7,706 Total Change, 1980-1990 -122Q -2,126 581 % of Change 1980-1990 -8,Q% -6.4% 8.2% 36,247 82,82Q 18,4Q4 -3,262 -1,711 2,402 -2.7% -2-1% 15.1% ' STATE OF MICHIGAN UNDER 18 ]8 TQ 64 65 ANDQVER 3,354,946 4,286,834 174,212 2,750,831 5,602,4Q2 2Q1,683 -604, 1Q2 6]5,575 132,764 -18% 12.3% 17.1% 2,422,921 5,8Ql,7Q3 ],132,Q32 -25Q,216 192,224 224,356 I -2.)% 3.6% 24.7% Source: US Census Bureau City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-16 �Table 2-6 Population by Age in Battle Creek, Calhoun County and Michigan, 1990 COMMUNITY UNDER 5 ST017 · .,,i- 18 25 35 45 55 65 TO TO TO TO TO TO 24 34 44 54 64 74 75 AND OLDER CITY OF BATTLE CREEK 4,373 10,231 4,907 8,883 7,926 4,960 4,516 4,214 3,504 o/olNBATILE CREEK 8.0% 19.0% 9% 17.0% 15.0% 9.0% 8.0% 8% 7.0% %IN CALHOUN COUNTY 7.0% 19.0% 10.0% 15.0% 15% 10.0% 9.0% 8.0% 6.0% o/olNTHE STATE OF MICHIGAN 7.6% 18.9% 10.8% 16.9'% 15.1% 10.2% 8.5% 7.1% 4.9% Source: US Census Bureau I I City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-17 �Figure 2-6a Population by Age in Battle Creek, 1990 65 and Over Under 5 15% 8% _..,...,.....,-:-..-:-:-:-,-:-:;:;~ 32% 26% Figure 2-6b Population by Age in Calhoun County, 1990 65 and Over Under5 13% 7% .. •.•···················•· • · Jt*:-it*1~-- . · . · ·'. ·'.<: -: :::.· ..•.•·••·•·••••• : ::-::-::: :-::.-.,.• ~-~~~:zr:::·:·:·:r'.;: :>. •-,- - · : . I I , , ~ 25% City of Battle Creek Comprehensive Plan October 1997 Technical Report Page2-18 �Figure 2-7 Number of Persons 18 Years and Under in Battle Creek and Surrounding Communities, 1990 Age 18 and Under, 1990 ~ 416 to 991 ~ 207 to 416 D Oto 207 Page ]-19 �Figure 2-8 Number of Persons Over 64 Years in Battle Creek Persons Over 64 Years ~ D D 140 to 377 87 to 140 Oto 87 Page l -20 �neighborhoods. There was a small young population in Bedford, Pennfield and Emmett Townships, but greater than average older populations. Bedford and Pennfield Townships just north of the city boundary. Few AfricanAmericans lived in Emmett Township (see figure 2-9). Minority Population. The minority population in Battle Creek increased between 1980 and 1990 (see Table 2-7). While the percentage of increase was high for some minority populations, the actual 'increases were relatively small compared to Battle Creek's overall population. AfricanAmericans numbered 8,972 persons, or about 22% of the city's population in 1990, an increase as a percent of the population of 8% over 1980. Persons of Asian descent numbered 670 in 1990, people of Hispanic origin 978 and those of American Indian, Alaskan Eskimo or Aleut descent numbered 27. The white population portion of the total population declined between 1980 and 1990 by -8%, from 46,952 to 43,096. In Calhoun County, the white population declined -6% and in the state, -2% between 1980 and 1990. In Calhoun County, the American Indian population increased at about the same rate (12%) as in Battle Creek (9%) between 1980 and 1990, while in the state it increased by 25%. The large percentage increase of Asians in Battle Creek also occurred in Calhoun County and the state, but in percentages that were not so dramatic. The increase of Asian people in Calhoun County between 1980 and 1990 was 93% and 67% in the state. There was a 30% increase in Hispanic people in Battle Creek between 1980 and 1990, and a 28% increase in the state during the same period. However, there was no increase in people of Hispanic origin in Calhoun County between 1980 and 1990. . The Asian population in 1990 primarily lived in the outer neighborhoods of the City and in the Townships (see figure 2-10). In 1990, persons of African-American descent lived primarily in the central neighborhoods of the city and in the areas of City of Battle Creek Comprehensive Plan October 1997 Education. In 1990, the educational attainment of Battle Creek's population was as high as the rest of Calhoun County and the state. The percentage of residents in Battle Creek that were high school graduates or had a higher level of education was 78.6% and that of the county and the state was 78.8% in 1990. The percentage of Battle Creek residents with a bachelor's degree or higher college education was 23% in 1990. This was higher than the rest of the county (21 % ) and higher than the State of Michigan (17.4%). (See table 2-8.) School enrollment in Battle Creek has increased dramatically in the period between 1980 and 1990, after a period of nearly no increase between 1970 and 1980. This is due to the merger with Battle Creek Township. According the US Census Bureau, enrollment was 13,892 in 1990, up 51.7% from 9,155 in 1980 and 9,042 in 1970. While the percentage of total enrollment was higher between 1970 and 1980 in both the county and the state, it was lower in the period between 1980 and 1990 for the county and the state. In 1990, county enrollment declined -6.5% and state enrollment declined -5.3%. Statewide, the percentage of public school enrollment remained steady between 1980 and 1990, at about 90% . In Calhoun County and in Battle Creek, the percentage of public enrollment, although higher than the state average, declined slightly between 1980 and Technical Report Page 2-21 �Table 2-7 POPULATION BY RACE IN BATTLE CREEK, CALHOUN COUNTY AND MICHIGAN 1980-1990 1980* 1990 Total Change 1980-1990 460 8 312 932 353 46952 623 8 972 875 342 43 096 538 660 -57 -11 -3 856 117% 8% -6% -3% -8% 552 13 405 2 576 622 125 900 l 003 14105 2452 707 118 847 451 700 -124 85 -7 053 82% 5% -5% 14% -6% 62 982 1,197,586 157,455 44457 7,893,142 104 983 1,291,706 201,596 55 638 7,756,086 42001 94,120 44,141 11 181 -137,056 67% 8% 28% 25% -2% CITY OF BA TILE CREEK ASIAN BLACK HISPANIC INDIAN WHITE Percent Change 1980-1990 CALHOUN COUNTY ASIAN BLACK HISPANIC INDIAN WHITE STATE OF MICHIGAN ASIAN BLACK HISPANIC INDIAN WHITE *Includes Battle Creek Township in 1980. Township merged with City in 1983. Source: US Census Bureau City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-22 �Figure 2-9 Number of Persons of African American Descent in Battle Creek and Surrounding Communities, 1990 estlake Prairievi w Rural Southwest African-American Population, 1990 ~ 440 to 1020 ~ 60 to 440 D Oto 60 Page2-13 �Figure 2-10 Number of Persons of Asian Descent in Battle Creek and Surrounding Communities, 1990 Bed EEK R T Rural Southwest estlake Prairie) w Asian Population, 1990 ~ 36 to 111 ~ - 8 to 36 Oto 8 • Pag~1-:U �Table 2-8 EDUCATIONAL ATTAINMENT IN BATTLE CREEK, CALHOUN COUNTY, AND MICHIGAN 1990 COMMUNITY PERCENT PERCENT OF WITH HIGH SCHOOL BACHELOR'S GRADUATES DEGREE OR OR HIGHER HIGHER CITY OF BATTLE ~REEK 76,Q% 2J .Q~ CALHOUN ~Q!.INTY 77 .0 % 21,Q~ STATE OF MI~HIQA:t:! 7fi.8 % 17.4% Source : US Census Bureau City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-25 �1990. In Battle Creek, public school enrollment declined from about 94% to 93% between 1980 and 1990. Public school enrollment declined from about 95% to 94% in Calhoun county in the same period. (See table 2-9.) College enrollment doubled in Battle Creek between 1980 and 1990, to 3,164 from 1,518 persons. The increase in Calhoun County 'for the same period was more modest, 37.5% and for the state, there was a 35.3% increase between 1980 and 1990. Population Projections A comprehensive plan should examine the potential for population change. An increase in population means that land for new housing, businesses to employ those people and businesses to supply their needs must be available. The city must also serve the needs of new or redistributed population for roads, sewer, water and other utilities and services such as police and fire. Schools may also be affected. Battle Creek has some control over its future population and how that population affects the operation of the city and the quality of life of its residents. In many cities, land for increases in population comes from the annexation of surrounding communities. Battle Creek is unique in that it has large areas of undeveloped land within the city limits and, if it desires, can guide new development to minimize the negative effect of growth on city financial and infrastructure resources. Battle Creek and the surrounding jurisdictions are expected to increase modestly in population. Projections of future population, completed using four different methods, indicate that the population of Battle Creek will reach City of Battle Creek Comprehensive Plan October 1997 between 55,944 to 68,812 persons by 2020. Table 2-10 presents four population projections for Battle Creek, Bedford Township, Emmett Township, Pennfield Township, the City of Springfield and . Calhoun County. Tables 2-11 and 2-12 present projections by BCATS and the Michigan Department of Management and Budget. The largest future population projection is based on the population trend between 1990 and 1994. While recent, this is a very short period to use to project over twenty years into the future. It does show that recent population growth has accelerated, and the future size of the population may be influenced by the recent surge, especially if it continues. None of the projections suggest a large increase in population. Modest growth will provide the City with time to plan for future development. However, if Battle Creek Unlimited's new employment goals of adding 8,000 to 12,000 jobs by the year 2004 become a reality, these population projections are probably low. The biggest · determinant of population migration is new job growth. Thus, greater in-migration could occur if new job growth is very strong. Because a city serves as a regional hub for many aspects of our society, it is important to examine population trends in a wider area than just the first tier of adjacent communities. People often live in one community, work in another, send their children to schools in a third and shop in a fourth, fifth and sixth, all in the same day! As a result, it is important to look at population change in an entire metropolitan area. Technical Report Page 2-26 �Table 2-9 School Enrollment in Battle Creek, Calhoun County and Michigan, 1970-1990 1970 1980 Total Change, 1970-1980 10,115 9,155 -960 -9.5% 13,892 4,737 21.7% 91 % 24.2% 3% J.2% 9J% -1.2% -l.J% 949 1,218 269 60.0% J,164 1,646 !Q8.4% NIA NIA NIA NIA J98 NIA NIA 38,897 -J,J89 -8.0% 36,371 -2,526 -6.2% 93.0% 95 .1% 2% 2.3% 94% -1.1% -1.2% 4,058 6,258 2,200 61.6% 2,018 2,460 J7.2~ NIA NIA NIA NIA 886 NIA NIA TOTAL ENROLLMENT 2,412,215 2,724,257 309,342 12.8% 2,281,042 -143,515 -5 .3% % OF PUBLIC ENROLLMENT 87% 89.8% 3% 3.2% 89.9% 0.1 % 0.1% TOTAL COLLEGE ENROLLMENT 317 448 531 671 214 223 67.5% 719 289 187 618 35.3% HIGH SCHOOL DROP OUTS 65 563 NIA NIA NIA 56 404 NIA NIA CITY OF BA TILE CREEK TOTAL ENROLLMENT % OF PUBLIC ENRQLLMENT ' TOTAL COLLEGE ENROLLMENT HIGH SCHOOL DROP OUTS % of - ChanGe 1990* Total Change, 1980-1990* % of ChanGe* CALHOUN COUNTY TOTAL ENRQLLMENT % OF PUBLIC ENROLLMENT TOTAL COLLEGE ENROLLMENT HIGH SCHOOL DROP QUTS 42,286 STATE OF MICHIGAN Source: US Census Bureau * Period between 1980 and 1990 reflect the merger of Battle Creek Township with the City of Battle Creek and greatly increased the amount and percentage of change. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-27 �Table 2-10 COMPARISON OF PROJECTIONS OF BATTLE CREEK POPULATION TO 2020 BY FOUR METHODS 2020 !;;;QMMUN[D: ll.1 'JILii. C.B.li.li.K C.lrr. BEI:!EQBI:! IQ~NSl:IIE EMMETT IQ~NSl:llf EEl:::ll:::IEIEl,l:! IQ~NSI:11£ SEBINQEIEl.l:! CID: CALHOUN COUNTY !!!;;;~I~• 2020 based on Percentage 2020 ofDMB Straight Projection line based for County on 19901224 ••• •• 2022 Straight line based on 1980129~ •••• S.S.,2!1.!I. lQ lfi8 l l 35~ 8 fi85 5 2~2 S.UH 10 ~fiJ 11 ~22 8 238 5 222 li:S. 8.lZ. 11 ~22 12 Qfi8 ll 202 fi 880 52.~81 2 815 12 J~fi 8 88~ HQI 145,039 145,039 167,174 136,529 Source:VS Bureau of Census * Projections interpreted from figures reported in BCATS 1995 report ** Projection based on Michigan Department of Management and Budget projections for Calhoun County. Individual community projections based on 1990 proportion of county population. *** Straight line projection by Planning & Zoning Center, Inc. based on US Census and MDMB estimates from 1990 to 1994. **** Straight line projection by Planning & Zoning Center, Inc. based on US Census and MDMB estimates from 1980 to 1994. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-28 �Table 2-11 BCATS PROJECTED POPULATION OF BATTLE CREEK AND SURROUNDING COMMUNITIES. 1990-2020 !,;,;QMMUI::illl Total Change, 1990- Percent Change 1990- 12211 ~!l!l!l ~!ll!l ~!l~!l ~!l~!l ~!l~!l BATTLE CREEK CITY 53,6~9 ~4,410 5.J..,172 5~,944 2,285 47!, BEDEQBD IQWNSHI:e EMMEII IQWNSHI:e EENNFTRI.12 IQWNSHI:e SEBINGEIEI.12 CIIY 2 8Hl ]0 2!i2 8 380 5 551 2 228 Hl 25!i 8 481 5 !il 8 HHl42 l l l 53 8 582 5 !i80 l O l !i8 11 354 8 !i85 5142 358 522 305 185 4~ 5~ 42''2 3~ 135,982 140,725 143,271 145,039 9,057 7% CALHOUN COUNTY Source: US Bureau of Census Projections interpreted from figures reported in BCATS 1995 report Calhoun County projections from Michigan Department of Management and Budget City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-29 �Table 2-12 PROJECTION OF BATTLE CREEK POPULATION AS A PERCENTAGE OF COUNTY INCREASE. 1990-2020 Total Change, 1990- Percent Change 1990- 1222 ~222 ~212 ~2~2 ~2~2 ~2~2 BATTLE (REEK CITY 5.J.,65.9 5_5,531 5.~,5J.5. 57,2J.J. 3,574 7~ BE12EQB12 IQWNSHIE EMMETT IQWNSBIE EENNFIEI ,12 IQWNSHIE SEBINGEIEI ,12 CIIY 2 8Hl 10262 8 380 5 55:Z 10 152 11 13:Z 8 6:Z2 5 :Z51 10336 11 332 8 822 5 855 10~63 11 ~:Z2 8 238 5 22:Z 653 :Zl:Z 558 3:ZO 1'1'2 135,982 140,725 143,271 145,039 9,057 7% ~!lMWI~Ill CALHOUN COUNTY :z~ :z~ :Z'I'l Calhoun County projections from Michigan Department of Management and Budget City of Battle Creek Comprehensive Plan October I 997 Technical Report Page 2-30 �Population increase for a 20 to 45 minute driving time was calculated by totaling projected populations for townships, cities and villages within those various drive times from Battle Creek. By 2020, up to 152,000 persons will live within a 20 minute driving radius of Battle Creek, over 435,000 persons will live within a 30 minute drive time and over 737,000 persons within a 45 minute drive time. Although, this is a sizable 'market for Battle Creek culture, business and industry, the market area is also served by the City of Kalamazoo (to the west) and the cities of Marshall and Jackson (to the east). (See tables 2-13a and b and figure 211.) Economic Trends Employment. Battle Creek has a diversified employment base. While widely known as the center of the ready-to-eat cereal industry, with Kellogg Company, Kraft/General Foods (Post) and Ralston Purina based in the city, Battle Creek also has the Kellogg corporate headquarters, the Kellogg Foundation, the headquarters of Nippondenso, Manufacturing USA, the United States Defense Logistics Center, the Battle Creek Health System and Kellogg Community College as major employers. (See table 2-14 for total and retail employment for Battle Creek and surrounding communities and tables 2-15a, b and c for labor force, employment and unemployment figures.) According to the BCATS 1995-2015 LongRange Transportation Plan, there were 36,713 persons employed in the City of Battle Creek in 1990. This includes persons who did not live in the city. The Michigan Employment Security Commission reports that 22,267 persons living in Battle Creek were employed in 1990. MESC estimated that the number was 22,730 in 1995. This City of Battle Creek Comprehensive Plan October 1997 was a 2% increase between 1990 and 1995, or 463 persons. The MESC reports that during the same period, Calhoun County residents with jobs increased by 15%, and jurisdictions surrounding Battle Creek had - the number of residents with jobs increase by7% to 22%. Unemployment averaged only 5.4% during 1996, and reflected a State economic condition of high employment (see table 215c). Late in 1996, it was announced that a Korean firm would build a manufacturing facility in Battle Creek by 2000. Direct and indirect jobs were forecast to number 683. Employment in Battle Creek is expected to increase by the year 2020. BCATS projected an increase of about 20%, or 7,525 jobs, in employment between 1990 and 2020. For the surrounding communities, projected increases were less in terms of total jobs, but greater in terms of percentage increase, ranging from a 32% increase for Pennfield Township to 103% for Emmett Township, between 1990 and 2020 (see table 2-17). A smaller increase of 12%, or 2,778 jobs, in terms of employment by residence, was projected for Battle Creek by the Michigan Employment Security Commission. The base for this projection was an estimated 22,730 jobs held by residents of Battle Creek in 1995 (see table 2-17). BCATS projected the largest employment increases in the services sector (32%) followed by finance, insurance and real estate (22 %) and construction ( 19%) between 1994 and 2015. See table 2-18. An increase of 30% was projected in the agriculture sector. Technical Report Page 2-31 �Table 2-13a EXISTING & PROJECTED POPULATION 1990 - 2020 FOR 20, 30, AND 45 MINUTE DRIVE TIMES FROM BATTLE CREEK DRIVE TIME 20 MINUTE DRIVE TIME 30 MINUTE DRIVE TIME 45 MINUTE DRIVE TIME 1990 2000 2010 2020 Total Change 1990-2020 Percent of Change 1990-2020 142,169 392,414 657,029 143,564 407,004 684,000 144,970 415,015 704,392 146,386 429,626 731,334 4,217 31,300 72,610 3% 8% 11% Straight line projections for communities surrounding Battle Creek, BCATS projection for Battle Creek. Table 2-13b EXISTING & PROJECTED POPULATION 1990 - 2020 FOR 20, 30, AND 45 MINUTE DRIVE TIMES FROM BATTLE CREEK DRIVE TIME 20 MINUTE DRIVE TIME 30 MINUTE DRIVE TIME 45 MINUTE DRIVE TIME 1990 2000 2010 2020 Total Change 1990-2020 Percent of Change 1990-2020 142,136 392,381 656,996 145,435 408,875 685,871 148,750 418,795 708,172 152,083 435,323 737,031 9,947 42,912 80,005 7% 11% 12% BCATS projection for Battle Creek and selected surrounding communities. Straight line projections based on 1980-1990 US Census data for all other communities. City of Battle Creek Comprehensive Plan Ocwber 1997 Technical Report Page 2-32 �Figure 2-11 Projected Population Within 20, 30 and 45 Minute Drive Times of Battle Creek in 2020 r I I I I ' I I D, l I I I d , ., ~ .Ca - r:, !1 -tj li \ i ~ I 10 .,!) D l) J,,_ ':: II ( i D ' ! Q I r I .J h---1 r /r\ . '- I , /2P~IJ-(CL~W----i-J: ~ 1+. . ~~' . + j _,., i _ ~ I 11me 429,626 to 435,323 Persons in 2020 r-c1-f--'='n~l~ir~-+---+-~ I ,)U 1Y1mute urive I ,. / 1 / / C \ a ---c/-/ ili L-, ~~ ~~,--~ :.,+m~-+-----t---t-~' .,-'nL.ri\----i----:-I} I\\ c_..~..l._~ 0 p (( J \ Ll__t-=:-'-~=L_L~ht-1-_L-1--_L.---'-20 Minute Drive Time 146,386 to 152,083 Persons in 2020 Pagt2-33 �Table 2-14 Employment in Battle Creek and Surroundine Comm unities. 1990 Employment Community Citv of Battle Creek Emmett Townsbin Bedford Township Pennfield Townsbin Citv of Sorin1rfield Total Retail 36.7] 3 7 680 2 707 j 994 j 847 2.571 722 ]52 503 403 Source: BCATS 1995 City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-34 �Table 2-lSa LABOR FORCE IN BATTLE CREEK AND SURROUNDING COMMUNITIES, 1992-1996 Total Change Percent of Change 1992 1993 1994 1995 1996 1992-1996 1992-1996 24,22Q 24,82Q 22,l2Q 24,2QQ 24,72Q 20Q 0.8% Bedf2r2Iw12 4,22Q 4,2QQ 4,75Q 4,7QQ 4,672 22 0.2% :Emms.uiw12 2.n2 2,422 2,2QQ 2,422 2,422 l0Q 1.2~ Penfis.lg Iw12 4,:212 4,42Q 4,222 44,772 4,472 100 2.J% City of Springfield 2,850 2,900 2,950 2,925 2,900 50 1.8% CommunitI Cit:i: 2[ !!aUls. ~rs.ek Table 2-lSb EMPLOYMENT IN BATTLE CREEK AND SURROUNDING COMMUNITIES, 1992-1996 CommunitI ~it:i: 2[ !!l!ttls. ~rs.s.k Total Change Percent of Change 1992 1993 1994 1995 1996 1992-1996 1992-1996 22.422 2J,l22 2J,272 2J,J22 2J.422 250 4.2~ 4,J22 4,42Q 4,422 4,422 172 4.1~ 4.Q% Bs.2f2rd Iwn 4,22Q Emms.ttTwn 4,972 2,122 2,222 2,11s 2,172 200 Penfield Twn 4,172 4,272 4,372 4,J22 4,350 175 4.2% City of Springfield 2,675 2,775 2,825 2,800 2,800 125 4.7% Table 2-lSc UNEMPLOYMENT RA TE IN BATTLE CREEK AND SURROUNDING COMMUNITIES, 1992-1996 CommunitI Cit:i: Qf J;!attls. ~res.k Total Change Percent of Change 1992 1993 1994 1995 1996 1992-1996 1992-1996 8.2 7 6.J 6.J 2.4 -3. l -J2.2% 6.2 2.4 -3 -32.7% BeQfQrQ Iw12 8.4 2-2 6.2 Emmettiwn 2-1 2-2 2 2 4.J -2.4 -J2 .82'0 Penfis.ld Tw12 City of Springfield 4.8 J.2 4.8 l2 4.3 J .2 4.4 J 3.7 -1.8 -2.2 -Ji.2% -37.3% 5.9 Source: Michigan Employment Security Commission City of Battle Creek Comprehensive Plan October I 997 Technical Report Page 2-35 �Table 2-16 Persons Employed in Battle Creek and Surrounding Communities, 1990-2020 Total Change COMMUNITY CITY OF BAITLE CREEK BEDFORD TOWNSHIP EMMETT TOWNSHIP PENNFIELD TOWNSHIP CITY OF SPRINGFIELD CALHOUN COUNTY * Percent Change 1990 36,713 2015 42,791 2020 44,238 19902020 7,525 1990-2020 20% 1,994 2,707 1,847 2,571 59,650 2,549 4,965 2,319 3,909 81,030 2,681 5,503 2,431 4,228 85,306 687 2,796 584 1,657 25,656 34% 103% 32% 64% 43% Proj ections extended to 2020 based on BCATS projections to 201 5 * Calhoun County Projections from a computer bulletin board provided by the Michigan Employment Security Commission City of Battle Creek Comprehensive Plan October 1997 Technical Report · Page 2-36 �Table 2-17 EMPLOYED PERSONS RESIDING IN BATTLE CREEK AND SURROUNDING COMMUNITIES, 1985-2020 Total Change J9ll~-J92~ l28~·l 99 ~ COMMUNITY 1985 1990 CITY OF BA ITLE CREEK 21,804 22,267 22,730 926 3,970 4,2 14 4,458 4,705 4,929 PENNFIELD TOWNSHIP 3,719 CITY OF SPRINGFIELD BEDFORD TOWNSHIP , EMMETT TOWNSHIP CALHOUN COUNTY 1995 Est. Percent Change Total Change, Percent Change J99n-inin J99n-in2n 2000 2005 2010 2015 2020 4% 23,193 23,656 24, ll9 24,582 25,045 2,778 12% 488 12% 4,702 4,946 5,190 5,434 5,678 1,464 35% 5,153 448 10% 5,377 5,601 5,825 6,049 6,273 1,344 27% 4,127 4,535 816 22% 4,943 5,351 5,759 6,167 6,575 2,448 59% 2,577 2,662 2,747 170 7% 2,832 2,917 3,002 3,087 3,172 510 19% 55,374 59,650 63,926 8,552 15% 68 ,202 72,478 76,754 81 ,030 85,306 25,656 43% NOTE: Tables 2-16 and 2-17 represent different data, with Table 2-16 repmenting jobs in the listed communities, and Tables 2-17 representing the number of employed persons living in the listed communities. THIS DATA COMES FROM A COMPUTER BULLETIN BOARD PROVIDED BY THE MICHIGAN EMPLOYMENT SECURITY COMMISSION City of Battle Creek Comprehensive Plan October 1997 Technical Report Page2-37 �Table 2-18 CALHOUN COUNTY EMPLOYMENT FORECAST, 1994-2015 EMPLOYMENT SECTOR Services Retail Irade Durable~ Manufactyrin~ NQn Dyrabl~ Manufacturin~ , State and, LQ~al GQv~rnment Finan~e, Insuranc~ and Real Estate Federal GQv~rnm~nt - Civilian Tran~J;!S.UlatiQn and, Publi~ Utiliti~~ ~QDS1D!~tiQD WhQl~~ii!l~ Trii!d.~ Faa:D Federal GQvernment - Militar:x: A~ricultyre Services, Forestr:x: and, Fishin~ Mining TOTAL 1994 18,614 l!;?,Q41 8,12Q 1,22J Q,7Q~ 4,~24 J,886. J,1Q7 2,16.J 1.721 1,614 4Q~ 2015 24,422 11,881 J~~ 209 76,203 1,6.17 7,424 1,Q22 ~.~4Q 4,Q62 J.~J1 J,288 2,114 1,117 210 4(j_Q 239 85,274 % CHANGE Jl,Q2% 11.41% -!;?,26% -1,12% ~-88% 22.4!;?% 4,11% IJ,84% 12,QQ% 11,!:?4~ -21,Q8% -JJ,JJ% 22.~8~ 14.35% 11.90% Source: 1995 BCATS Report NOTE: Figures are for employment by workplace, not by residence City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-38 �Income. Income for City of Battle Creek residents has increased at a faster rate (87%) than that of Calhoun County (57%) and the State of Michigan (66%). However, the level of median income was lower than either Calhoun County or the state. Median income for Battle Creek was $31,115 in 1990, up $14,486 from 1980. Median income for Calhoun County was $32,567 in 1990 and the state median income was '$36,652 in 1990. The per capita income for Battle Creek was $12,963 in 1990, an increase of $6,605 or 104% above that of 1980. While a high rate of increase, this per capita income was still lower than the state, which had a per capita income of $14, 154 in 1990 (an increase of 84% between 1980 and 1990). Tables 2-19a and b show the percentage of households within different income ranges in Battle Creek and compares these to Calhoun County and the State of Michigan for 1980 and 1990. (See also figures 2-12a and 2-12b.) In both reporting periods, Battle Creek lags behind the county and state in the upper income ranges and equals or leads the county and state in the moderate and lower income ranges. For example, only 1.7% of Battle Creek households reported incomes of $50,000 or higher in 1980 while 2.9% of households in the county were in that range and 5.3% of the state. In 1990, Battle Creek was about equal to the county in the $50,000 or higher income range, with 19% of households earning $50,000 or more compared to 19 .9% of the households in the county. Statewide, 25.5% of households earned $50,000 or higher in 1990. In the income range of $10,000 to $19,999, were 30.1 % of Battle Creek households in 1980, while 26.6% of county households and 26.4% of state households reported this income level. City of Battle Creek Comprehensive Plan October 1997 Poverty. The percentage of families below the poverty level in Battle Creek has been higher than Calhoun County and the State of Michigan for more than two decades (see table 2-20 and figure 2-13). The highest · numbers of persons in poverty in 1990 were in the Urbandale, North Central, Post Franklin and parts of the Wilson/Coburn/Roosevelt/Territorial neighborhoods. Battle Creek has also had a higher percentage of female heads of household families below the poverty level for over a decade. (This information was not gathered by the US Census in 1970.) Figure 2-14 shows that there is a fairly widespread distribution of households with a female head of household with children. There were 1,992 families below the poverty level in Battle Creek in 1990. This represents 14.1 % of all families and was a slight decline (0.5%) from 1980. The percent of families under the poverty level was 11 % in Calhoun County and 10.2% in the state in 1990. These were modest increases in poverty, 2.5% and 2.0% over 1980 for the county and the state, respectively. The percent of female head of household families under the poverty level was 37.5% and 35.8% in 1990 for the county and the state. This represented increases of 6% and 5.1 % over 1980, respectively. As shown in table 2-21 , four Battle Creek neighborhoods have large percentages of low to moderate income populations. These are Washington Heights (62%), Post/Franklin (59%), Central (58%) and Urbandale (47%). Housing. The Battle Creek housing stock is relatively old, of relatively low value and the mix of housing types is dominated by Technical Report Page 2-39 �Table 2-19a HOUSEHOLD INCOME RANGE IN BATTLE CREEK, CALHOUN COUNTY, AND MICHIGAN 1980 LESS COMMUNITY CITY OF BATILE CREEK THAN $10,000 to $20,000 to $30,000 to $40,000 to $50,000 or $10,000 $19,999 $29,999 $39,999 $49,000 OVER 39.1% 30.1% 17.7% 8.5% 2.9% 1.7% CALHOUN COUNTY 28% 26.6% 23.4% 12.6% 4.5% 2.9% STATE OF MICHIGAN 25 .6% 26.4% 23.5% 13.3% 5.9% 5.3% BATILE CREEK TOWNSHIP Table 2-19b HOUSEHOLD INCOME RANGE IN BATTLE CREEK, CALHOUN COUNTY, AND MICHIGAN 1990 COMMUNITY CITY OF BATILE CREEK Less Than $10,000 to $15,000 to $25,000 to $35,000 to $50,000 or Over $14,999 $24,999 $34,9999 $49,999 $10,000 20.5 % 11.1 % 17.7% 16.1% 15.6% 19.0% CALHOUN COUNTY NIA* NIA* 18.5% 16.9% 17.8% 19.9% STATE OF MICHIGAN 15.5 % 8.6% 16.4% 15.3% 18.7% 25.5 % * 1990 County data organized differently: 26.8% less than $15 ,000 in 1990 City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-40 �Figure 2-12a Percent of Battle Creek Residents in Different Income Groups, 1980 $40,000 to $30,000 to $49,000 $39,999 3% 9% $50,000 or OVER 2% $20,000 to $29,999 18% LESS THAN $10,000 38% $10,000 to $19,999 30% Figure 2-12b Percent Battle Creek Households in Different Income Groups, 1990 $50,000 or Over 19% Less Than $10,000 20% $10,000 to $14,999 $35,000 to $49,999 16% 11% $25,000 to · $34,9999 16 % City of Battle Creek Comprehensive Plan October 1997 $15,000 to $24,999 18% Technical Report Page 2-41 �Table 2-20 Families Below Poverty Level in Battle Creek, Calhoun County, and Michigan 1970-1990 CITY OF BATTLE CREEK 1970 1980 Total Percent Change, Change 1970, 1970-1980 1980 1990 Total Percent Change, Change 1980· 1980-1990 1990 NUMBER OF FAMil..IES 1,195 2,670 1,475 123.4% 1,992 -678 -25.4% % OFALL FAMILIES 12.2% 14.6% 2.4% 19.7% 14.1% -0.5% -3.4% NIA 39.1% NIA NIA 40.7% 1.6% 4.1% 2,700 3,211 830 25.8% % OF FEMALE HOUSEHOLQER FAMILIES CALHOUN COUNTY NUMBER OF FAMILIES % OFALL FAMILIES % OF FEMALE HOUSEHOLDER FAMILIES 511 18.9% 4,041 7.5% 8.5% 1.0% 13.3% 11.0% 2.5% 29.4% 44.7% 31.5% -13.2% -29.5% 37.5% 6.0% 19.0% 37,752 23.5% 53,296 26.9% STATE OF MICHIGAN NUMBER OF FAMil..IES 160,639 % OFALL FAMILIES % OF FEMALE HOUSEHOLDER FAMILIES 198,391 251,687 7.0% 8.2% 1.2% 17.1% 10.2% 2.0% 24.4% 28.8% 30.7% 1.9% 6.6% 35.8% 5.1% 16.6% Source: US Census Bureau City of Battle Creek Comprehensive Plan Ocwber 1997 Technical Report Page2-42 �Figure 2-13 Number of Persons in Poverty in Battle Creek and Surrounding Communities, 1990 Persons in Poverty, 1990 ~ 232 to 823 D D 75 to 232 Oto 75 Page2-43 �Figure 2-14 Female Head of Household with Children in Battle Creek and Surrounding Communities, 1990 Industrial Park Female Head of Household with Children, 1990 ~ 179 to 472 § D 88 to 179 Oto 88 Pag~2-44 �Table 2-21 Low to Moderate Income Population Percenta2e by Nei2hborhood, City of Battle Creek, 1990 Population 1990 Percentage of Low/Moderate Income Residents by Neighborhood 1990 6,396 58% 9,638 43% Minges/Riverside 9,010 18% Post/Franklin 5,963 59% Rural Southwest 3,592 12% Urbandale 5,248 47% North Central (Washington Heights) 6,216 62% Westlake/Prairieview 7,395 30% Neighborhood Wilson Coburn Roosevelt Territorial (Central) , Fremont/Verona/McKinley Source: City of Bal/le Creek 1995 Consolidated Plan for Housing and Community Development (Neighborhood names in parentheses are as referenced in the /995 Consolidated Plan for Housing and Commun ity Development.) City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-45 �single-family houses. Surrounding communities have newer houses, but they are also primarily single-family. There were 13,494 owner-occupied housing units and 7,963 renter-occupied units in Battle Creek in 1990. (See table 2-22 for a comparison of housing units in Battle Creek, Calhoun County and Michigan between 1970 and 1990.) While changes in the number of owner-occupied and renteroccupied housing will have occurred due to demolitions and new construction between 1990 and 1997, the 1990 census data is the most reliable data available at the time of this report. Sixty-nine percent of Battle Creek's housing is single-family detached. Only about 1% of housing units are single-family attached, and over 15% are multi-family, five or more units. Not all Battle Creek residents live in singleor multi-family houses. There were 864 persons in group homes in Battle Creek in 1990. Of these, 539 were in nursing homes and 120 were in emergency shelters or visible in street locations. Nearly 8% of total housing units in Battle Creek were vacant in 1990, while less than 7% were vacant in the county. The state average was 11.1 % in 1990. Battle Creek's housing stock is relatively old. . Over 80% is more than 27 years old. About 33% was built earlier than 1940 compared to the county average of only 30%. The state average is about 21 %. Over half of the houses in the city were built betw~en 1940 and 1970 as compared to 45% in the county and the state. About 11 % was built between 1970 and 1979 in the city but about 17% in the county and over 20% City of Battle Creek Comprehensive Plan October 1997 statewide. About 6% of homes were built between 1980 and 1990 in the city, over 8% in the county and nearly 14% statewide. (See table 2-23 and figures 2-15 and 2-16.) · Housing in Battle Creek is relatively affordable. The median value of houses in Battle Creek, in 1990, was $39,300. The median value of houses in the county was $42,700 and in the state, $60,600. Median gross rent in Battle Creek in 1990 was $391, while it was $389 in the county and $423 statewide (see table 2-22). SEVs. In the four year period from 1992 to 1996, real and personal property has increased in value by 53% and 82% respectively. State Equalized Value (SEV) of total real property, which includes agricultural, commercial, industrial and residential properties increased from $575,499,524 to $697,475,650. Total personal property in the commercial, industrial and utility sectors, increased from $179,380,500 to $234,136,300 between 1992 and 1996. Personal property includes industrial, commercial and utility machinery, vehicles and equipment. (See table 2-24 for a breakdown of SEV by year and category.) Conclusions Battle Creek's population decline between 1980 and 1990 paralleled declines throughout Michigan. Out migration because of poor economic conditions was a major contributor. While this trend has reversed in recent years, the decline in persons per household is a trend that will likely continue. This means that in the future there will be a larger increase in households with smaller increases in population. Technical Report Page 2-46 �Table 2-22 Occupied Housing Units for Battle Creek, Calhoun County and Michigan, 1970-1990 CITY OF BATILE CREEK 1970 1980 Total Change, 1970-1980 OWNER OCCUPIED 9,017 8,319 -698 -7.7% OWNER OCCUPIED MEDIAN VALUE $11,707 $20,700 $8,993 RENTER OCCUPIED 4,746 5,810 MEDIAN GROSS RENT $106 $206 OWNER OCCUPIED NA 6,179 OWNER OCCUPIED MEDIAN VALUE NA $40,900 RENTER OCCUPIED NA 1,403 MEDIAN GROSS RENT NA $221 34,249 % of 1990 Change (Battle Creek Township Annexed in 1983) Total Change, 1980-1990 % of Change 13,599 5,280 38.8% 76.8% $47,813 $18,600 38.9% 1064 22.4% 7,961 2,151 27% 100 94.3% $391 $175 44.8% 37,370 3,121 9.1% 36,806 -564 -1.5% $13,926 $30,000 $16,074 115.4% $50,604 . $12,700 42.3% RENTER OCCUPIED 9,558 13 ,728 4,170 43 .6% 15,006 1,278 9.3% MEDIAN GROSS RENT $111 $223 $112 100.9% $383 $160 71.7% BATILE CREEK TOWNSHIP CALHOUN COUNTY OWNER OCCUPIED OWNER OCCUPIED MEDIAN VALUE City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-47 �STATE OF MICffiGAN OWNER OCCUPIED 1,973,872 2,322,919 349,047 17.7% 2,427,643 104,724 4.5% OWNER OCCUPIED MEDIAN VALUE $17,590 $39,000 $21,410 121.7% $60,600 $21,600 55.4% RENTER -OCCUPIED 648,777 873 ,330 224,553 34.6% 991 ,688 118,358 13.6% $118 $250 $132 111.9% $423 $173 69.2% MEDIAN GROSS RENT City of Battle Creek Comprehensive Plan October 1997 Technical Report Page248 �Table 2-23 Ae:e of Housine: in Battle Creek. Calhoun County and Michie:an. 1990. COMMUNITY RENTAL HOUSING CITY QF BATILE ' OWNER OCCUPIED HOUSING CITY OF BATILE CREEK TOTAL RENTAL AND OWNER OCUPIED HOUSING UNITS CITY Q[ llAIILE CREEK RENTAL HOUSING ~ALHQUN ~QUNTY OWNER OCCUPIED HOUSING CALHOUN COUNTY TOTAL RENTAL AND OWNER OCCUPIED HOUSING UNITS CALHQ!.!N CQ!!NIT TOTAL NUMBER OF UNITS 1939 1940 1970 OR EARLIER TO TO TO 1969 1979 1990 7,2!21 1,221 2,4Q 11626 262 13 599 4 578 7 888 754 379 21,S!iil 6.~22 ll,Jill 2.~lil l.J~~ l2,Q06 2,864 2,Q21 1,874 38,806 11 154 18 228 5,013 2 414 SJ,812 lS,018 2J,8ZS 8,6J~ ~.288 J.8~Z.226 8DD,J68 1,ZJ2,26S Z8~.2Z6 S2J,JlZ 2,647' 1980 TOTAL HOUSING UNITS STATE OF MICHIGAJS City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-49 �Figure 2-15 Age of Housing in Battle Creek, 1990 8,000 7,000 Cl) ~ C -. 6,000 ::, 5,000 0 4,000 Cl) .c E :::, z Owner Occupied 0 O'I ~ 0 O'I O'I ~ 0 ~ ""' 0 O'I ~ O'I ~ City of Battle Creek Comprehensive Plan October 1997 t-- O'I ~ ~ ~ 0 ·00 O'I ~ Technical Report Page 2-50 �Figure 2-16 Year Housing Built in Battle Creek and Surrounding Communities Average Year Housing Built ~ 1961 to 1981 ~ 1947 to 1961 1939to1947 Page 2-51 �Table 2-24 REAL AND PERSONAL PROPERTY TOTALS, CITY OF BATTLE CREEK 1992-1996 Percent REAL PROPERTY AQRl~l.!I.Il.IB,M.. ~QMM!lB~lt.L !l:illl.!HB.lt.I. RF.S!I!EtIT!AL , REAL PROPERTY TQTAL Total Change Change 1992-1996 1992 1993 1994 1995 1996 1992-1996 $ $ $ $ $ $ I 84115Q lrni2QQ l2!!22QQ 1m1QQ I 822 Q5Q 54 900 3~ m,l31.25Q 154 222 842 m 78BJ25 l2Hl93QQ l22,m,2QQ 2,468 250 2% 22,QZ8 05Q 58 329 956 21 m,482 25,226,262 65,482,2QQ 8 2Q8,02:! J5% m,156,768 32Q,15Q 475 4~,963,m 435,886 270 461 2Ql 650 IQ3,744 882 29~ 575 499 524 607,2:!2 510 634,011,126 666,176 970 69Z,425,65Q 121,976,126 53% Percent PERSONAL PROPERTY !:,;OMM!lBl!:.:AL lfil!l.!:iIBlt.L !.!IIL[D;'. PERSONAL PROP!lBD'. IQIAL 1992 1993 1994 1995 1996 Total Change Change 1992-1996 1992-1996 $ $ $ $ $ $ n,;m6QQ 38,514 IQQ 39 442 IQQ 41 635 3QQ 44'51200 6 9116QQ !2Zl l2:l2l42QQ 142mBQQ l!121128 BQQ m l542QQ l22 322 4QQ 4Hl22QQ 3!1~ 1am1QQ 12,2'5,QQQ 2Q2224QQ 22 122 2QQ 23 55B7QQ 5,2J2 000 29% 129 380 5QQ 2QQm,9QQ 2Q7,3 IQ,3QQ 216 912 2QQ 234,l36,3QQ 54 755 800 82% City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-52 �With an aging population in Battle Creek, there will be a larger population with limited income, a greater need for affordable housing and a greater need for services for the aging than in communities with a younger population. Increasing supplies of affordable housing could reverse the trend by making more housing available for families with younger children. 'A relatively old housing stock means that Battle Creek has a good potential supply of affordable housing, but that the City and its residents will have to be diligent in maintaining that housing stock for it to meet the affordable housing needs of the community. Relatively speaking, income levels are not high in Battle Creek and there is a significant portion of the population living in poverty. This increases the need for affordable housing, as well as for jobs and shopping to be located close to residential areas. EXISTING LAND USE The City of Battle Creek occupies over 28,000 acres (44 square miles) of land. Approximately 60% (17,000 acres) of the city's total land area is developed, while 40% (about 11,200 acres) is undeveloped. The generalized pattern of vacant and underutilized land in Battle Creek is shown in figure 2-17. Few cities in Michigan have such a significant land resource available for future development. The challenge is to ensure that this resource is used wisely, so that development choices are maintained for future generations. of aerial photography and limited field investigation. The land use categories illustrated are defined in Table 2-25. Land Use Statistics: Developed Land · Table 2-26 presents a breakdown of land use by existing zoning to illustrate the percentage of developed land area in each zoning and general land use category. Parks and School Sites. Approximately 22% of the city's developed land is devoted to school sites/playing fields and parks. Given Battle Creek's estimated 1991 population of 55,000, approximately 64.6 acres of parks/school playing field space has been provided per 1,000 population. This compares very favorably to the National Park and Recreation Association (NPRA) suggested standard of 10.5 acres per 1,000 population for close-to-home recreation space (mini parks, neighborhood and community parks) and 15.2 acres per 1,000 population for regional open space within a one hour drive. Residential. Approximately 41 % of the developed portion of the city is in residential land use. In 1990, the average density of residential development across the city was 3.2 units per acre (number of dwelling units divided by number of developed residentially zoned acres). Residential development densities vary, with the higher densities located in the older portions of the city and development densities decreasing as the distance from the center of the city increases. Office/Retail. Approximately 8.5% of Battle Creek' s developed land is zoned for office and retail commercial uses. Existing Land Use Patterns Figure 2- 18 illustrates the approximate pattern of existing land use based on a study City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-53 �»,§ t) < ~ Q:-:"sj ( ~ :0 ::, ..c ~ z0 t:: I u < Legend - Vacant Land (Industrial Zoning) W}11 Vacant Land (Residential Zoning) Verona Rd. f7Z] .g"' ~ • ' I ~ BL-94 - tJ ~ 1 ' I' ~ Cl) Agricultural Land (Either actively farmed or undeveloped, current agricultural zoning allows 1 du/ac.) Vacant Land (Commercial Zoning) Fort Custer Military Reserve (Zoned Industrial) Former Landfill Underutilized/Vacant Industrial (Previously Developed) I B Drive N © 0 Figure 2-17 Vacant and Underutilized Land 1/2 Mile I Mile 2 Miles I I l Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company B Drive S A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK fage1-54 �Legend Pennfield Twp. D D .e, § 0 u B ::E ( Undeveloped Land Golf Courses and Cemeteries Agricultural Rural Residential w Ma nufactured Housing Community D Single Family Detached Resident ial -- High Den ity Multi -Family Residential Strip Commercial/Secondary Business Community Shopping Centers Regional Shopping Center Industrial Institutional B Drive N Figure 2-18 Existing Land Use 0 l/2 Mile I Mile l I B Drive S Johnson Johnson & Roy/inc Planning and Zoning Center, inc. W JSchroer Company ,. A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 2-55 �Table 2-25 Existing Land Use Categories Land Use Category Comments/Description Parks and Open Space Subcategories include lakes and waterbodies; wetlands; uncultivated open land; wooded areas; parks, golf courses, and cemeteries and former landfills. Agricultural Includes land under cultivation and used for pasture. 'Rural Residential Includes very low density residential development, typically one-acre lots and larger. Single-family Detached Residential Includes varying single-family development densities. High Density Multi-family Residential Includes higher density residential development such as town houses, garden and mid-rise apartments and senior housing. Strip Commercial/Secondary Business Includes a variety of smaller scale office uses and retail goods and services developed separately and fronting on a major thoroughfare. Community Shopping Centers Includes a combination of larger scale "anchor" uses and smaller scale retail goods and services developed as a coordinated entity with shared access and parking; generally serving a larger geographic area (a subarea of the community or entire city). Regional Shopping Centers A concentration of office, retail, entertainment and hotel uses serving a regional market; for example, Lakeview Square Mall and downtown Battle Creek. Industrial Includes research and development functions, warehousing, manufacturing and transportation uses. Vacant and Underutilized Industrial Includes land previously used for industrial, but now vacant and available for reuse. Institutional Includes hospitals, schools and colleges, libraries and government uses . Cuy of Battle Creek Comprehensive Plan October I 997 Technical Report Page 2-56 �Table 2-26 Existing Land Use by Existing Zoning Category: Developed and Undeveloped Land Zonine Cateeorv Agricultural R-IR R-lA R-1B R-IC R-2 R-3A R-3B MDMF HDMF Subtotal (Residential) 0-1 0-2 Subtotal (Office) C-1 C-2 C-3 C-4 C-5 C-6 Subtotal (Commercial) 1-1 1-2 Subtotal (Industrial) Fort Custer School Fields City Parks• Open Space• Subtotal (Parks/Open Space) Abandoned Land Corridor Landfill Total Developed Land Existing Zonine (AC) 168 654 3,495 1,428 630 154 40 137 6 6,712 146 19 165 10 164 589 103 12 286 1,164 269 3,339 3,608 992 2,561.25 1,362 4,915.25 428 91 17,083.25 Percentage or of Total Develoned £AC) 1.0 4.0 21.0 8.6 3.7 1.0 0.2 1.0 Undeveloped Land By Zonin<> 4,204 278 28 1,228 12 37 14 Percentage of Total Undeveloned <An 37.5 2.5 0.2 11.0 0.1 0.3 0.1 399 3.5 6,200 48 55.0 0.4 48 0.4 145 1.29 70 215 2,936 0.6 2.0 26.0 2,936 1,816 26.0 16.0 .Q3 40.83 1.0 0.11 1.11 .06 1.0 4.0 0.6 .07 1.74 7.47 1.63 20.0 20.63 6.03 15.58 8.29 28.77 2.6 0.55 11,215 Total AC Bv Zonine 4,372 932 28 4,723 1,440 661 168 40 536 6 12,912 194 19 213 10 164 734 103 12 356 1,379 3,205 3,339 6,544 1,816 992 2,561.25 1,362 4,915.00 428 91 By Zoning Developed/ Undeveloned <%) 45.6 0.75 4.9 23.12 6.41 3.50 9.05 4.81 17.36 1.51 .32 28,298 44.2Sn.Mi. • The number 1,362 is undefined and currently under investigation: includes Biological Reserve. • City Parks includes Binder Park and Bailey Park. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-57 �Industrial. Approximately 21 % of Battle Creek's developed land is zoned industrial; another 3% is underutilized/vacant industrial land and landfill. Land Use Statistics: Undeveloped Land Table 2-26 also shows undeveloped land (and total land area) by zoning category. Agricultural. Approximately 37.5 % (4,200 'acres) of the undeveloped land area in Battle Creek is zoned for agricultural use. It is important to note, however, that the existing agricultural zoning permits residential development on lots of one acre or larger. Residential. About 17.5 % (2,000 acres) of the undeveloped land in Battle Creek is zoned for residential development at varying densities. Sixty two percent (1,240 acres) is zoned for a maximum density of 6 dwelling units per acre. About 15% (300 acres) of the residentially zoned undeveloped land is zoned for a maximum density of 1 - 3 dwelling units per acre and about 23% (460 acres) is zoned for maximum densities of 9 20 dwelling units per acre. Industrial. Approximately 26% of the city's undeveloped land is zoned for industrial use, not including the Fort Custer Military Reserve; however, further study will be required to determine how much of this acreage is actually suitable for development. About 16% of the undeveloped land in the city (1,816 acres) is included in the Military Reserve. Office/Retail. About 2.4% (263 acres) of the undeveloped land in Battle Creek is zoned for office and retail commercial use. City of Battle Creek Comprehensive Plan October 1997 Comparisons to Population and Job Growth Projections When compared to population and job growth projections to the year 2020, this profile of undeveloped land by zoning - reveals a pattern of "overzoning" in advance of demand. For example, population projections for the City of Battle Creek indicate the potential for increases ranging from a low of 2,300 to a high of 12,300 persons by the year 2020. At the existing average residential density of 3.2 dwelling units per acre, and assuming an average household size of 2.4 persons, approximately 300 acres (or 5% of Battle Creek's undeveloped land zoned for residential and agricultural use) would be required to accommodate a population increase of 2,300. Given the same assumptions on density and household size, approximately 1,600 acres (or 26% of the city's undeveloped land zoned for residential and agricultural use) would be required to accommodate a population increase of 12,300. Similarly, job projections from the Michigan Employment Security Commission (MESC) and the Battle Creek Area Transportation Study (BCATS) for the City of Battle Creek indicate potential for increases ranging from 2,800 to 7,500 jobs by the year 2020. Assuming an average of 15 employees per acre across all employment sectors, approximately 190 acres (or 6% of the undeveloped land zoned for industrial, commercial and office use) would be required to accommodate 2,800 additional jobs. Given the same assumptions on employees per acre, 500 acres (or 16% of the undeveloped land currently zoned for industrial, commercial and office use) would be required to accommodate 7,500 jobs. Technical Report Page 2-58 �Such overzoning commonly results in "leapfrog" development and reduces the community's ability to control growth and the costs associated with it. EXISTING INFRASTRUCTURE Water Supply The City of Battle Creek water system currently serves approximately 55,000 'people in the City of Battle Creek, City of Springfield, Emmett, Bedford and Pennfield Townships and the Fort Custer Military Reserve. Each community owns its own water distribution system which connects to the City of Battle Creek system. Average daily water usage is approximately 12.5 MGD with a peak day water use of 21 MGD. The City of Battle Creek water distribution system is supplied from the Verona wellfield which has a rated aquifer capacity of 42 MGD. The firm pumping capacity of the Verona wellfield is 33.5 MGD; the Columbia wellfield, with a capacity of 4 MGD can be added. The City has acquired additional land surrounding the Verona wellfield sites to ensure wellfield protection. The City's Comprehensive Water Rate Study Update (1987) estimated that future maximum daily demands are expected to match firm pumping capacity of the Verona wellfield (33.5 MGD) by the year 2010. To expand supply capacity it will be necessary to upgrade some of the smaller existing well pumps and increase treatment capacity (which currently matches the firm pumping capacity). The existing water distribution system is shown in figure 2-19. Extensions proposed in the 1996 Water Rate Study (to the year 2000) are also shown. City of Battle Creek Comprehensive Plan October 1997 The water system operated as an enterprise fund; as a result, improvements and extensions are being paid for by tap in and user fees. · Wastewater System The City of Battle Creek wastewater system currently serves approximately 65,000 people in Battle Creek, the City of Springfield and Bedford, Pennfield and Emmett Townships. The wastewater system also serves Fort Custer Military Reserve and major industrial facilities. Four industries, Kellogg, General Foods, Waldorf Paper and Michigan Paper Board are part owners of the wastewater treatment plant. The breakdown of current average daily wastewater treatment plant flow is: Domestic 33 % Major lndustry27 % Other Industry 5% Infiltration/Inflow 26 % Commercial/Gov't. 9% Source: Wastewater Treatment Facility Master Plan (draft; 1994). The last major expansion of the wastewater treatment plant was completed in 1978 at which time design capacities were 27 MGD per average day and 46 MGD per peak hour. The average daily flow is approximately 13 MGD. It is anticipated that the current aggregated contractual limits for the four major industries who are part owners of the system will be increased from approximately 8 MGD to 9 MGD in the near future. Assuming that these increased contractual flow limits are utilized, unallocated flow capacity is estimated to be 9.47 MGD. Technical Report Page 2-59 �Legend: -·-a - - Existing Water Main Existing Wellfield Location • Existing Pumping Station e Existing Reservoir Tank - • City Proposed Extensions (1996-2000) ( 1-9-l n Drive N \ @ 0 1/2 Mile ] t- I Mile n Drive S, A COMPREHENSIVE PLAN FO R THE CITY OF BATTLE CREEK · Figure 2-19 Existing Water Distribution and City Proposed Extensions to 2000 2 Miles l Johnson Johnson & Roy/inc, Planning nnll Zoning Center, inc WJSchroer Company Page2-60 �Based on an intergovernmental agreement signed by all of the communities served by the system, the capacity within the city's system will be distributed on a first come, first served basis, including capacity for the city itself. The wastewater collection/ treatment system is operated as enterprise fund; as a result, extensions and improvements are paid by tap in and user fees. The existing wastewater collection system is shown in figure 2-20. TRANSPORTATION Regional Context/Accessibility 1-94, running east-west across the southern portion of the City of Battle Creek, is a major regional distribution corridor. 1-194 (the north-south connection between 1-94 and downtown and connecting to M-66 to the north and south) and Business Loop 94 (BL-94) (the connection from the westernmost I-94 interchange in Battle Creek north to the Airport and east along the south bank of the Kalamazoo River to East Michigan Avenue) link the traditional core of community to the interstate. I-69, located 6 miles to the east of Battle Creek, is the major north-south interstate linking the community to Lansing and I-75 to northern Michigan and south into Indiana. Rail West of Battle Creek's downtown, rail lines are located to the south of, and roughly parallel to, the Kalamazoo River; the Grand Trunk/CN of North America line curves to the southwest, while the Conrail line follows the south bank of the River to the northwest. To the east of downtown, the Grand Trunk/CN of North America lines curve to the north and east along the southern bank of the Battle Creek River, while the Conrail City of Battle Creek Comprehensive Plan October 1997 lines continue east along the north bank of the Kalamazoo River. Amtrak provides passenger service (using Conrail lines) to Detroit, Chicago and East •Lansing. Conrail and Grand Trunk/CN of North America provide freight service. Grand Trunk, which maintains a large switching yard and maintenance facility west of Raymond Road in northeast Battle Creek, operates approximately 30 through freight trains per day and 25-30 yard movements. Conrail lines serve three to five freight trains per day through Battle Creek on the Detroit/Chicago corridor. At grade rail crossings have been an issue for many years, with east-west lines delaying traffic on high volume north-south roadways. The completion of the Emmett Street overpass will reduce delays and improve access to the northeast. W. K. Kellogg Airport The W. K. Kellogg Airport, owned and operated by the City, is a 1,500-acre facility located on the west side of Battle Creek. The airport is used for corporate and military flights, with 50,000 flights annually. Its primary runway is 10,000 feet in length with a 4,835-foot secondary runway. (Commercial passenger service was discontinued at the W. K. Kellogg Airport in 1987 and is now provided at the Kalamazoo Airport located 23 miles to the west.) Western Michigan University is locating its aviation training facility at the W. K. Kellogg Airport; this project began in 1997 and is expected to be complete by 2002. WMU activity will increase airport use to a total of 90,000 flights annually. The City is also interested in attracting a training school for a major airline which could increase the amount of air traffic to 250,000 flights annually. The airport master plan, Technical Report Page 2-61 �Legend: . Main Interceptor Existing Sewer Line • Waste Water Treatment Plant 1-94 r4.- r4· (·:\ /p·~ ······ S~;; . ·=_.::_.-_·-:·.: .L - =v&:•-:-::: ..:-;·:· i .. 7 .:·.· ·: .. .: . / . .· . . : ~ . . I Deckl~y 0 ~ -.. . .' " ::;; n Drive N ::::: ~ \ \:•: .", ~ @ <-:-:\ Figure 2-20 ~ . Existing Sanitary Sewer I ....... 0 l/2 Mile j l- I Mile ll Drive S; A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK 2 Miles l Johnson Johnson & Roy/inc, Pl.inning nnll Zoning Center, Inc WJSchrocr Company - l'agel-61 �completed in 1995, predicts that no land acquisition, runway expansion or airfield improvements will be needed to accommodate all of the above users. A new tower, renovated hangars and new hangars may be needed, however. The airport master plan delineates existing noise contours and those projected flight increases through the year 2010 (see figure '2-18). These noise contours indicate the potential for conflicts with the expansion of residential development further west toward the airport. As a result, future land use patterns (and zoning) should minimize the potential for conflicts between airport operation and development patterns in adjacent areas. Roadways The City of Battle Creek has approximately 300 miles of streets classified in the following categories (see figure 2-21). Interstate. Designed to handle large volumes of traffic traveling at high speed over long distances between states and urban areas; includes grade separated intersections and limited points of entrance and exit. State Trunkline. Designed to handle large volumes of traffic, usually traveling at speeds of 45 to 55 miles per hour (with reduced speeds within city limits); under state jurisdiction and serving trips between communities and other major activity centers throughout the region. Access points may be controlled and grade separated intersections may be provided, but usually are not within urban areas. Major Arterial. Designed for the movement of large volumes of through traffic and connecting the city with surrounding townships, cities and major activity centers. CiJy of Battle Creek Comprehensive Plan October 1997 Major arterials also provide access to abutting property and intersecting streets, but some access controls (minimum curb cuts, parallel frontage roads) are desirable to optimize through traffic movement and · safety. Right-of-way (R.O.W.) is usually at least 120 feet in width to allow for eventual expansion to five lanes (four through traffic lanes with a center tum lane). Typical speeds may vary from 30 to 50 miles per hour. Minor Arterial. Designed to interconnect with major arterial streets and to permit movement from one section of the city to another; accommodates trips of moderate length at somewhat lower speeds than major arterials. R.O.W. is generally 80 or more feet in width to permit two travel lanes with a center tum lane; on-street parking may or may not be included. Collector. Designed to provide property access and traffic circulation within residential neighborhoods and commercial or industrial areas. Collects traffic from local streets and distributes it to local destinations or arterials. Usually local in nature, but may include some uses that generate significant traffic. R.O.W. is 60 feet in width or greater to permit two travel lanes and the possible addition of left-tum lanes at busy intersections; on-street parking may or may not be included. Typical speeds are a minimum of 30 miles per hour. Local Street. Designed to provide access to adjacent property/land. Streets in this classification make up a large percentage of the total street mileage, but carry a small portion of the total vehicle miles traveled. Through traffic is discouraged. R.O.W. is generally 50 to 60 feet in width. One 12foot travel lane and two 7-foot parking lanes Technical Report Page 2-63 �I ( • • •• • Morgan • • • • Legend ==== Interstate - - - State Trunkline • • • • Principal Arterial - - - - Minor Arterial • • • • • • • Collector Local Street ( 21,000 t I I ... b() Reserve .....::, 4) E C) 0 ::: :r: 0 ci:i Average Daily Traffic Volume Gethings Figure 2-21 .£ -- ::E N :::: '° Existing Roadway Functional Classification and Travel Flow Q' 0 1/2 Mile -1 ·r I Mile 2 Miles r l B Drive S Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page2-M �may be provided or two travel lanes with onstreet parking on one or both sides. Typical speeds are 20 to 30 miles per hour. Current and Projected Volume Deficiencies. The 1995 Battle Creek Area Transportation Study (BCATS) 2015 Long Range Transportation Plan identified current (1990) and projected (2015) volume deficiencies in the Battle Creek metropolitan area (including the City of Battle Creek, City of Springfield, and Bedford, Pennfield, Emmett, Newton and Leroy Townships). These volume deficiencies (shown in figure 2-22) serve as one factor in recommending long-range transportation improvements. (These recommended improvements serve as the basis for the preparation of BCATS Transportation Improvement Plans (TIPs) which are prepared annually to allow for actual project implementation.) It should be noted that BCATS traffic projections were based on existing zoning and the best information available on development plans at the time of the study' s preparation. (Projected volume deficiencies based on the future land use plan may differ from those based on BCATS assumptions.) The BCATS plan will be updated every three years. Since 1988, Battle Creek has been working to connect the eastern and western portions of Business Loop 94 (BL-94) from South Avenue (just east of 1-194) to Raymond Road through the Post/Franklin neighborhood and extending into Emmett Township. The goal of this project is to encourage economic development by linking east side residents and the Post and Kellogg factories (currently switching from rail to truck transport) with Fort Custer Industrial Park and 1-94. While the right-of-way for the new roadway connection has been City of Battle Creek Comprehensive Plan October 1997 acquired by the Michigan Department of Transportation, the project was put on hold in 1995 because state funding for road construction (an estimated $12 million) was not available. This project remains · unfunded at this time. In the future, as new development occurs in the southwestern portion of the City, additional north-south and east-west collector roads will be needed to facilitate traffic movement and to provide relief to Helmer Road. Transit Battle Creek's transit system currently operates on nine routes (see figure 2-23) serving an estimated 80-85% of the city's major traffic generators. Service is provided from 6:15 a.m. to 6:15 p.m. Monday through Friday with 9:15 a.m. to 5:15 p.m. service on Saturdays (no service on Sundays). A "pulse system" design is used with all buses converging on a central transfer point, the Intermodal Station, located downtown. Demand response service is also available to seniors and the disabled. Representatives of Battle Creek Transit estimate that 3% of the city's population uses transit on a daily basis. There are approximately 2,700 passenger trips per day serving approximately 1,500 riders per day. The most heavily used routes serve the Main-Post area (Route 3E) and the KendallGoodale area (Route 3W). BCATS recommended project list includes 24 transit projects with a total cost of $8.25 million. Of the total transit expenditures, 76.4% are for the acquisition of new large buses for fixed route service and 19 .1% are for small buses and vans for demandresponsive service. The remaining funds are Technical Report Page 2-65 �Legend il 5 ~-~\ ( .. c,:, 1,,./ ._,_._. ~i .. , .g ,... •• Morgan ©~•-. {-( .. ,,..;i (:.) 6 - - - • 1990 Deficiencies 0 ••, 'I <> vi - C<l . r·· tJ.J - - Projected Deficiencies to 2015 II Verona Rd . ... ........ 1 I r ... bQ ..., 0 ;:I Reserve E C) 0 c:: ::c: 0 c?i Gethlngs I I B Drive N Figure 2-22 BCATS 2015 Long Range Transportation Plan, Current and Projected Volume Deficiencies 0 1/2 Mile I Mile I I ✓--s··, ._.... · B Drive S 2 Miles l Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page.1-66 �d > < "€0 z Legend Existing Bus Route Verona Rd. lW West Michigan Avenue 2E Emmett St/East Avenue 2W Territorial/Goguac 3E Main/Post 3W Kendall/Goodale 4N Capital Avenue NE 4S Capital Avenue SW SW Fort CusterNAMC 5S Columbia Avenue • Intermodal/Tranfer Station 1 • ....0 t:I) Reserve .....::, E ;g 0 C s Cl'.) Gethings Watkins 1-94 Beckley ... Q <!J B Drive N "' 0 01) C ~ Figure 2-23 Current Public Transit Service 0 1/2 Mile I l Mile 2 Miles I l Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company B Drive S ✓-7..::·, .. ).-.: A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK . J>agel-67 �for miscellaneous projects including service vehicles, bus stop amenities and maintenance equipment. Representatives of Battle Creek Transit report that low density residential development and the dispersion of major activity concentrations have negatively impacted their ability to provide efficient, cost effective service. In addition, it has been noted that public transit access from lower income neighborhoods (where rates of car ownership are relatively low) to job centers (for example, Fort Custer Industrial Park) should be improved. This may require a reconsideration of the balance between fixed route and demand response service. PUBLIC FACILITIES/SERVICES The City provides many services, such as police and fire, to its residents and contracts with private companies to provide others, such as garbage pick-up and ambulance response. Provision of these services enables residents to live in comfort, safety and security. Associated with these services are the facilities that house staff and equipment. Some facilities, such as a library or hospital, need to have a substantial portion of its facility centrally located in order to provide service effectively and. A public service such as fire protection, requires dispersed stations in order to respond rapidly at any location within the city. Following is a brief description of key public services provided in Battle Creek and, where pertinent, a discussion of any needs to improve those services. City of Battle Creek Comprehensive Plan October 1997 Police Department The Battle Creek Police Department operates primarily out of its one, downtown headquarters adjacent to City Hall. In addition, the Department leases evidence -storage space in an adjacent building. This space will be lost when that building is torn down in 1997. No formal discussions have identified plans for additional space or expansion as of spring, 1997. The Police Department does utilize other facilities . These include a leased location for the covert drug enforcement unit, six spaces (storefronts, apartments, etc.) donated by members of the community so that the department can have greater visibility in the neighborhoods, a leased space in Fort Custer for the Traffic Unit and animal storage and disposal through an agreement with the Humane Society. There is insufficient parking at Police Headquarters. This problem may be alleviated when the four story adjacent building is torn down; however, the trade off will be a need to find space for evidence storage. Impounded vehicles are stored in private facilities. Fire Department The Battle Creek Fire Department provides fire fighting response to all property within the City of Battle Creek. Aid agreements with other communities were being explored in 1997. The City maintains fire stations in locations throughout Battle Creek (see figure 2-24). This enables a timely response in the event of a fire. If one draws a circle around each station representing a distance of about one and one half miles, locations within those Technical Report Page 2-68 �Legend 0 Existing Fire Station with 1 3/4 Mile Recommended Response Radius Verona Rd. I I (. -( I Reserve .4 ~-. L (···\ . . .,. ... . :.t .• .... :~~; 0 .:_,~ :..'_'-: .:•:u .:·. .··:... / :':, ;trw:, ·.:::.. :-; ·.: ... B Drive N 4 ~ \:•: .:,. ~ ~ Figure2-24 ..., .... Existing Battle Creek Fire Station Locations ~'(,; : c..,'tf ""'- ••• ,_ _ _ _ _-4-....__ _ _ __ l, 0 1/2 Mile I Mile 2 Miles 7 t r B Drive S r~:-.. A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 2-69 �circles should expect a fire department response within just a few minutes. In locating fire stations in the past, the City had to contend with barriers to rapid response times. The rivers, with few bridge crossings, are a barrier. The railroad ·p roved to be the most difficult barrier, since a long train would effectively require rerouting fire trucks a considerable distance. Therefore, fire stations were built to compensate for those historic barriers. As railroad crossings are eliminated as a barrier, some fire stations are now too close together. No new fire -stations have been built since before the merger with Battle Creek Township in 1983. Those located in the former township now serve that portion of the city. An evaluation of Fire Department space or facility needs was on hold in 1997 due to a change in personnel in the position of Fire Chief. The Fire Department anticipated that road reconstruction in the city center could result in alterations or demolition of fire stations adjacent to those projects. As of the spring of 1997, the Fire Service Rating ISO (Insurance Services Office) in the City is 3. The rating was being evaluated in the summer of 1997 but was expected to remain the same. An ISO rating of 3 is as high as any city in Michigan. A rating cannot be higher and improve fire insurance premium rates. The ISO is a complex rating system, performed every ten years, that evaluates the City's water supply, age of equipment, age of schools, dispatch communications and many other factors. Ambulance Service Emergency and transport ambulance service is provided by Life Care Ambulance Service which is sponsored by the Battle Creek City of Battle Creek Comprehensive Plan October 1997 Health System. The Battle Creek Fire Department has state licensed medical first response staff and equipment in every fire . station. This provides rapid response to any emergency medical situation. The Fire Department does not provide advanced life support nor transport. Solid Waste and Recycling Solid waste pick up services (garbage, recycling and yard waste) are provided under contract with a private hauling company. In 1997, the sole provider contract was with Waste Management Inc. Waste ••Management provides pick-up services for all sectors of the City. Solid waste is landfilled at the 103 acre C&C Landfill in Convis Township north of Marshall, west ofl-69. The 1992 Calhoun County Solid Waste Management Plan targets 26 acres of adjacent land for additional landfill sites projected to be needed by 2002. To satisfy a longer term need for landfill space, the Solid Waste Plan assumes the remaining portion of a 125-acre parcel owned by Browning Ferris, Inc., of which the 26 acres mentioned above is a portion, will be used. Currently, the existing landfill receives all the County and a portion of neighboring counties' solid waste. This landfill receives approximately 2,500 to 3,000 cubic yards of solid waste per day. Calhoun County contri~utes 70 percent of this volume. Waste Management has a facility at the Fort Custer Industrial Park. This facility provides on-site vehicle storage, a material recovery and sorting facility for recyclables, and drop-of{ containers for recyclables. There is no yard waste drop-off facility. Yard waste is composted outside of the County. Technical Report Page 2-70 �~ .c:: t:! 0 ( z KEY 1 Public Services Equipment Center 2 · Ft. Custer Customs Cargo Facility Bldg. . 3 Waste Water Treatment Plant 4 Verona Pumping Station S Kellogg Arena Parking 6 Old Hall of Justice 7 CityHall 8 · Public Safety Building 9 Transit Ad.min. Office & Garage 10 Full Blast Youth Center 11 WK Kellogg Regional Airport 12 Parking Ramp 13 Fire department Maintenance Bldg. 14 Irving Park Building 15 Willard Beach Bath House & Picnic Shelter · 16 C.O. Brown Stadium 17 Binder Park Golf Course Pro .Shop/Binder Park Z 18 Water Tank (3.8 million·gallon) 19 Water Jank (1 million gallon) 20 Water Tower (1 million gallon) 21 Glenurban Shelter 22 BCHS Kids Campus Day Care 23 Fell Park Building ' 24 Salt Storage Shed . 25 Intermodal Facility 26 Franklin Neighborhood Center 27 Public Services Building 28 TheRink 29 Riverwalk Two-Tier Parking 30 Reservoir (1.5 million gallon) 31 Water Tower (Two million gallon) 32 Reservoir (Five million gallon) · & Pumping Station 33 Bailey Park Concession Bldg. (Flannery) 34 Bailey Park Concession Bldg, (Convis) 35 Pump House #5 · · 36 Pump House #6 . 37 Toeller Building (Information System) · 38 Bailey Park Framed Bldg. (2 Story) 39 FAA Hanger at WK Kellogg Regional Airport •I I • ( ... 01) I C1) -.::I E C1) 0 :i:: C: 0 .... Cl) Gethings ~ Cl) Beckley: BDriveN Figure2-25 0 Battle Creek City Government Facilities 1/2 Mile I Mile 2 Miles I r i B Drive S r-----i-:·,. ) _. ·: A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 2-71 �Many of the markets for recyclables are in Battle Creek and include the cereal companies. City Government The City owns numerous facilities, such as parking lots, parking ramps, public works facilities and garages. The most visible is City Hall. Figure 2-25 locates downtown city and other governmental facilities. City Hall provides office space for city departments and is the place for citizens to go to access the offices of the Clerk, Assessor, City Manager, Mayor, Treasurer, Planning and Community Development Department, Engineering and Water Billing. The equipment garage is five blocks west of City Hall. The City provides parking for downtown offices, agencies and businesses in lots and ramps. A parking study, under way in 1997, was intended to make recommendations concerning parking shortages. Other Government County. Although the Calhoun County seat is located in the City of Marshall, located about ten miles east of Battle Creek, the - County maintains a number of facilities and provides services in Battle Creek. These include the Calhoun County Health Department, offices of the 10th District Court, Circuit Court offices, Friend of the Court and an office of the MSU Extension Service. Most of these facilities are located in the County Building on Michigan Avenue close to Battle Creek City Hall. The County had no plans for facility expansion in Battle Creek as of the summer 1997. The Secretary of State provides a drivers license and plate office in Battle Creek. The Michigan Department of Transportation has a highway construction field office and maintenance garage on North Street. The Family Independence Agency has an office in the County Building on Michigan A venue. The Employment Security Commission is located on Hamblin Street. The Michigan Air National Guard has an office on Dickman Road near W. K. Kellogg Airport. Federal. The Federal government has a strong presence in Battle Creek, especially the military. Fort Custer, which is located outside of, but adjacent to, Battle Creek (largely in the Kalamazoo County) was a major regional employer during World War I II. While military activity has waned at Fort Custer in recent years, the Defense Department has leased space downtown for several thousand workers in the old Kellogg Sanitarium complex. The Federal government is the third largest employer in Battle Creek. There are Federal facilities associated with W. K. Kellogg Airport. The Federal Aviation Administration of the Department of Transportation operates the Air Traffic Control Tower and the Air National Guard is located at the airport. the United States Customs Service has an international arrivals office at the airport. Several military branch recruiting offices are located at Fort Custer. Additional federal facilities and services include the Post Office downtown, a US Department of Agriculture Soil Conservation Service office in Battle Creek, State. The State of Michigan maintains a limited number of facilities in Battle Creek. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-72 �the Federal Emergency Management Agency, Health and Human Services and the Labor Pepartment. Community Parks. These are parcels of 20 acres or more providing a variety of recreational facilities and programs. The Federal government also operates a Veterans Hospital, which is located outside of the Battle Creek City limits, in Bedford Township, near Fort Custer. Neighborhood Parks. These are parcels of 5 to 15 acres servicing a 12 to 15 block radius. Post Office The Federal government operates a main Post Office in downtown Battle Creek. There were no branch locations in 1997, although at that time a Post Office store was anticipated for the Lakeview Square MalL Stamp sales were provided in area Meijers and Felpaucsh stores. Recreation The City of Battle Creek has long held recreation as an important aspect of quality of life for its residents and, as a result, has one of the most comprehensive recreation programs in the state. Battle Creek's recreational system includes 3,553 acres of which 992 acres are school grounds and playing fields, 2,561 acres are parks and 1,362 acres are open space, including the 245-acre biological preserve. The City has worked in partnership with the school . districts and surrounding jurisdictions to establish a comprehensive regional recreation system and program Battle Creek'.s park system includes 26 parks as outlined in table 2-27 and illustrated in figure 2-26. These parks fall into four categories. Metropolitan Parks. These are large parcels, 50 acres or more. At least 50% of the park users come from a radius of several miles. City of Battle Creek Comprehensive Plan October 1997 Mini Parks. These are parcels of 2 acres or less located in neighborhoods with higher residential densities. Although the Parks and Recreation Department is currently undertaking the ._preparation of an update master plan, a number of need improvement projects have been identified over the past several years. These include: • • • • The need for a community park (or parks) of 50 to 100 acres on the south side of the city, north of 1-94 Mill Pond improvement as an urban recreational amenity Continued improvement of neighborhood parks Extension of the linear park system, especially on the south side of the city and into the townships Seniors Burnham Brook Center, privately owned and operated senior center, provides programs· and services·for its 5,000 members and also offers certain programs and services to the general public. Burnham Brook Center is located just west of downtown on Michigan A venue and is the only facility in Battle Creek with complete facilities and programs for persons 50 years and older. Technical Report Page 2-73 �Table 2-27 Battle Creek Parks Park Size Condition Comments Metropolitan Park Bailey Park 80 ac. Good Adult baseball/softball emphasis; volleyball; play equipment Golf course; zoo; winter park Charles Binder Park Community Parks Irving Park 670 ac . Good 53 ac. Good Leila Arboretum 71 ac. Fair Willard Beach Park Fell Park Nei~hborhood Parks Claude Evans Park McCrea Park 16 ac. 80 ac. Good Fair lOac. 19 ac. Post Park Hamilton Park Piper Park Stellrecht Park 7.5 ac. Good Renovation underway Good Fair/Poor Fair Renovation underway Sasketball; other sports; passive use; restrooms Youth baseball/softball; passive use playground; pavillion Playground; pavillion; pathway Baseball; play equipment Play areas; play equipment Indoor recreation center; playground; basketball Poor Fair Poor Poor Excellent New Poor Excellent New NA Poor Excellent New Excellent New Good Excellent Undeveloped Excellent New Play equipment; passive use Passive use Play equipment; passive use Play equipment Play equipment; basketball; passive use; play area Passive use Play equipment; passive use; basketball Mini Parks Cliff Street McCamly Park Hamblin Park Lincoln School Greenwood 7 ac. 4 ac. 1 ac. 2 ac . 1 ac. 3 ac. 10 ac. Prospect Meachem 2 ac. Rose Garden Handicaooed Quaker 1 ac. 1 ac. 5 ac. Julia V. Milner 1 ac. Riverfront Friendship Park Mineral Park Monument Park 2 ac. 1.5 ac. 3 ac. City of Battle Creek Comprehensive Plan October 1997 . Passive recreation; indoor recreation center; linear park component; playground Passive recreation; environmental education; Kin_gman Museum Water recreation; playground; pavillion Tennis; baseball; playground; restrooms Passive use Play equipment; passive use Play equipment; passive use I I Play equipment Passive use; linear pathway Passive use; amphitheater Passive Passive Technical Report Page 2-74 �Legend ~ Cemetery mm Golf Course ----, Linear Park Park 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19 . 20. 21. 22. 23. 24. 25. 26. ( Reserve Gethings •• Bailey Park Piper Park Quaker Park Handicap Park Irving Park Claude Park Greenwood Park Lincoln Park Julia V. Milner Park Leila Arboretum Fell Park McCamly Park Riverfront Park Friendship Park Monument Park Stellrecht Park CliffPark Post Park Hamilton Park Prospect Park Meachem Park Hamblin Park McCrea Park Mineral Park Willard Beach Charles Binder Park Figure 2-26 Parks and Open Space 0 l/2 Mile I Mile l t ( B Drive S :r---Z···,. "'J:.- A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK 2 Miles Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 2- 75 �Members enjoy a pool, exercise facilities, classes and leisure activities. The general public can use the cafeteria, meeting rooms and participate in programs offered to the public. Youth The Full Blast Center offers exercise opportunities and programs for the public. While it was designed for, and caters to, youth, it is open to residents of any age. This city-owned facility has a running track, gymnasiums and exercise rooms. It is located in the downtown area, which helps serve persons living near the center of the city. The private, non-profit YMCA operates the Y Center on Capital A venue which provides exercise facilities and programs for youth, seniors and general age groups. Library The Willard Library is located just north of the downtown, near Battle Creek Central High School and St. Phillip School. The library was built in 1967. It contains 300,000 volumes and circulates 500,000 items each year. There are no branch locations as part of the system. Library service to outlying areas is offered through a bookmobile. Building and parking space is inadequate at the Library. The library began considering plans for building expansion at its present location in 1997. Patrons and staff share a city parking lot with the Battle Creek Schools. The lot also has a large number of monthly permit-only spaces which are unsold, and these are unavailable for use by library patrons. City of Battle Creek Comprehensive Plarr October 1997 Public Schools There are five public school systems serving the combined area of the City of Battle Creek, the City of Springfield and portions of Bedford Township. The northern and western portions of the area are served by the Battle Creek Schools. A very small area in the northeast portion of the city lies within the Pennfield school district. The central, southern area is served by the Lakeview Schools. A small portion 'of the city's southeast comer is served by the Harper Creek school district and the far southwest by the Climax-Scotts school • •district. Each system includes multiple elementary schools, a junior high (middle) school in the Lakeview system and multiple junior high schools in the Battle Creek system and one high school in each system. (See figure 2-27 .) Battle Creek Schools also owns/operates an outdoor education center and school farm at Clear Lake, the Kingman Museum of Natural History at Leila Arboretum, the McQuiston Leaming Center, the Calhoun County Area Technology Center and the Adult Education Center. There are no current plans for school expansion in either system. The Calhoun County Area Technology Center has programs for high school juniors and seniors, and adults, in the following subjects: business; construction; manufacturing, personal services; health careers; agriculture; lawn and garden; marketing; child care and transportation. Private Schools About seven percent of Battle Creek children attend private schools. St. Philip's Catholic Church operates an early childhood education center and elementary, middle and . Technical Report Page2-76 �••• 36 35 ,34 I KEY Battle Creek Schools Morgan Pennfield School District ---L-- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 · 20 21 22 Battle Creek Central mgh School Northwestern Jr. High School Southeastern Jr. High School Southwestern Jr. High School Springfield Middle School W.K. Kellogg Jr. High School Ann J. KeUogg Elementary School Coburn Elementary School Dudley Elementary School Franklin Elementary School Fremont Elementary School LaMora Elementary Schooi Level Park Elementary School Lincoln Elementary School McKinley Elementary School Post Elementary School Roosevelt Elementary School Urbandale Elementary School Valley View Elementary School Verona Elementary School Washington Elementary School Wilson Elementary School Lakeview Schools 23 24 2S 26 Lakeview High School Lakeview Jr. High School Minges Brook Elementary School Prairleview Elementary School r7 Riverside Elementary School 28 Territorial Elementary School 29 Westlake Elementary School Climax-Scotts Schools • • • Fort Custer Military Reserve Climax-Scotts High School Climax-Scotts Middle School Climax-Scotts Elementary School Harper Creek Schools 30 31 32 • 33 Gethings Harper Creek Senior IDgh School Harper Creek Jr. High School Beadle Lake Elementary School Sonoma Elementary School . Wattle Park Elementary School Pennfield Schools 34 35 36 37 • Pennfield IDgh School Dunlap Middle School Central Elementary School Purdy Elementary School North Pennfield Elementary School • Not Withio Map Area B DriveN Figure2-27 Existing Schools and School Districts Serving Battle Creek 0 1/2 Mile 1 Mile 2 Miles 5 B Drive S A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Johnson Johnson & Roy/ inc Planning and Zoning Center, inc. WJSchroer Company Page 1- 7 �high schools. St. Joseph Catholic Church also provides elementary and middle schools and a pre-school program. Total school enrollment in public and private schools was nearly 14,000 students in 1991. Colleges Kellogg Community College. Kellogg Community College (KCC) has an enrollment of over 9,500 students at its three campuses in Battle Creek, Hastings and Coldwater. The Battle Creek location is on North Street south of Roosevelt Avenue. KCC offers degree programs in a number of academic and technical areas as well as continuing education opportunities. The Mawby Center provides conference facilities. Spring Arbor College. Spring Arbor College offers Bachelors Degree completion programs to over 2,200 students, systemwide. The Battle Creek location provides instruction to local residents and administrative oversight for other Spring Arbor facilities in the southwestern part of Michigan. park and is anticipated to lease its first floor to a child care facility. It will have its own parking lot. Enrollment is about 300 students. -Health The Battle Creek Health System operated two hospitals in 1997 but planned at that time to combine them by 1999 through new construction, demolition and rehabilitation of existing buildings at the former Leila and Community Hospital sites. In 1997, plans for expansion and new facilities included a new 103,000 square foot outpatient center, a 50,000 square foot medical office building and rehabilitation of a 1970's building as a 180 bed in-patient tower, Obstetrics and Critical Care Units. In 1997, other Battle Creek Health System health facilities included an occupational medical center at Fort Custer, a psychiatric hospital, Fieldstone Center, six blocks from the main campus, and Health Net, an employee assistance center on Columbia Avenue. The Battle Creek location is on Beckley Road, and the College shares the building with other tenants. There are no plans for expansion or relocation as of spring 1997. Davenport College. Davenport College is part of the 20-campus system affiliated with the Detroit College of Business. It is the largest private college system in Michigan. Davenport College expected, as of spring 1997_, to occupy a new, 11,000 square foot facility on Van Buren Street adjacent to the Burnham Brook Center and the Federal Center. The new building is on the linear City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-78 �Chapter Three Vision VISION STATEMENT Introduction The vision statement presented below describes Battle Creek as residents in 1996 would like it to be in the year 2020. This 'vision is written as if the year is 2020. References "back" to the 1990' s are intended to give a clearer sense of the desired future. The vision statement is based on citizen input received at four Visioning Town Meetings and a survey of local leaders conducted in 1996; it was reviewed and approved by citizens, the Advisory Committee, and the Planning Commission. The vision statement served as the basis for developing the goals, objectives and policies presented in Chapter 4 and the plan recommendations presented in Chapter 5. Twenty-First Century Battle Creek Satisfying the diverse needs, desires and dreams of residents and businesses is a big challenge for any community. Undaunted by the migration of people from urban to rural areas and industry shifts occurring throughout the State, the City of Battle Creek has moved into the 21st century as one of the most desirable places to live, learn, work and play within Michigan. Residents and businesses in Battle Creek enjoy a rich quality of life and are reaping the benefits of commitments made years ago. Alluring characteristics that initially attracted residents to Battle Creek have not only been maintained over time, but enhanced. These include high quality schools, Binder Park Zoo, festivals, the linear park, the Leila Arboretum, well City of Battle Creek Comprehensive Plan October 1997 maintained neighborhoods, attractive . commercial districts and the small city feel in a large city. While the City continues to recognize and celebrate its different and distinct neighborhoods, Battle Creek residents, businesses and neighborhoods have achieved a united identity and image. The land and people that make up Battle Creek function physically, socially and economically as one city. This unity has greatly strengthened the City's ability to meet the challenges of change and for everyone to benefit from its successes. Beginning in 1997, proactive initiatives were undertaken which went well beyond common practice of the day in order to retain and attract people and business to the community. Much of Battle Creek's success can be attributed to broad consensus on a common vision of the future; a positive, collaborative attitude by citizens, government and business leaders and a commitment to education which became a driving force in achieving the vision. The City, businesses, schools and citizens all began to plan with greater attention to the effect of decisions on future generations. This concern for the future was rooted in an important planning concept that emerged in the 1990' s. "Sustainability" as it was called, focuses on meeting the needs of the present generation without compromising the ability of future generations to meet their own needs. The City of Battle Creek has become a true model of sustainability. Businesses, neighborhoods, parks, schools, local government and the natural environment are healthy and self-sustaining in 2020. Technical Report Page 3-1 �Quality of Life: Impressions, Standards and Visual Character When asked about Battle Creek, residents use terms like "friendly," "nurturing," "healthy", "diverse," "historic," "stimulating" and "beautiful". Residents are also quick to say that Battle Creek is a safe city. Use of drugs and both the amount and severity of crime have been greatly reduced as a result of collaborative strategies 'involving neighborhood groups, businesses and the police department. Citizens feel safe to walk at night in any part of the city. Parents are confident their children can use sidewalks, trails and pathways without always being accompanied by an adult. Battle Creek is a productive city. Strategies begun in the 1990' s to attack poverty and to retain and attract jobs that support families have been successful. Everyone who can work, is working in a meaningful job for a decent wage. This is a source of great pride for the people of Battle Creek. Improved quality of education is one of the most significant achievements since the 1990's and is credited with major contributions in improving job opportunities and quality of life. The public and private school systems provide excellent educational opportunities through high school and beyond. Parents are active in schools and local businesses offer a wide range of mentoring programs. Citizens can obtain technical, job-related training, advanced degrees, and can enjoy adult enrichment courses in a wide variety of subjects. Cooperative efforts ensure all public schools achieve high academic standards , while individual schools continue to respond to the needs of surrounding neighborhoods. City of Battle Creek Comprehensive Plan October 1997 New growth and redevelopment have occurred in various forms and locations throughout the City, reinforcing its positive visual character rather than detracting from it. The visual character of a community is . set by the style, size and upkeep of its homes, businesses and civic places such as parks, plazas, schools and government buildings. It is also set by the presence or absence of water and vegetation, hills and highways. Large-scale changes to the landscape (especially of views, open spaces, vegetation, and along the waters edge), have been minimized by the consensus decision of community leaders to accommodate growth by encouraging thoughtfully integrated new development and redevelopment. This philosophy has been applied equally to both residential and nonresidential development. Avoiding crowding and traffic congestion while maintaining the physical and visual integrity of the neighborhoods and downtown has been an important objective in achieving the City's proactive development strategy. A key aspect of community character has been the conscious effort to maintain and enhance transportation links throughout the city. New developments have been designed to complement existing transportation systems and serve the needs of pedestrians, cyclists, bus riders and automobile drivers safely and efficiently. Residential redevelopment has occurred at higher density along key bus routes to help provide more alternatives for persons without automobiles. Commercial and industrial developments continue planned expansion as the need and opportunity exist. Where the visual character, sounds, dust, smells and level of activity of commercial and industrial Technical Report Page 3-2 �development would not be compatible with residential neighborhoods, they are separated or buffered to minimize conflicts. Where neighborhood-scale commercial development can serve residential needs, it is encouraged to locate appropriately adjacent to residential neighborhoods, with architectural design and layout that fits the neighborhood character. Walking, biking or 'taking the bus to work, to school or to shop have become safe, attractive, and low cost alternatives to automobile circulation because links have been established between residential neighborhoods and commercial and industrial development. Downtown - The City's Heart Downtown has been revitalized as the major center for community and business activity. City officials long ago recognized that for a downtown to remain vital and "alive", it must be a place where citizens and businesses want to be. In achieving that end, city leaders recognized they had a solid historical heritage on which to build. Using that heritage as the foundation, a number of successful initiatives were undertaken. Many new residences have been constructed downtown, once again making it a center of activity both in the day and evening. Complementing and supporting the physical and functional renewal of the central city has been the growth in cultural and educational experiences available to residents and visitors. A diverse mix of shopping and entertainment businesses, physical improvements and customer convenience have all contributed to the vibrancy of the downtown. The enchantment of visiting the core of this city is a result of the preservation of its architectural heritage and provision of interesting and attractive places for people. Structures and places of City of Battle Creek Comprehensive Plan October 1997 historical and architectural significance have been renewed and serve as reinforcing elements to the downtown's central character. The downtown today is a vital, exciting and active place where sidewalks . are lined with shops and full of people. Convenient, easy and inexpensive transportation shuttles people from neighborhoods to the downtown and parking is plentiful and convenient. Parks, plazas and streets lined with stately trees welcome visitors and residents alike, while public art is evident in all public spaces. The urban setting of downtown has become a focal point on the linear park system, creating a dramatic destination for people using the trail. Community events make the downtown the place to be on a regular basis. A City of Neighborhoods - Diversity is Celebrated City leaders long ago recognized that accommodating a diversity of people and life styles was critical to the long term vibrancy and strength of the city. They realized that variety in housing choices and living environments would strengthen the city over time. New single family homes have developed within the city, meeting the needs of younger families, while condominiums and cluster housing offer choices for older residents. Revitalized older neighborhoods have also provided an affordable housing opportunity for families of all sizes, races and ages. Common open space is an element in all large, residential projects both in older residential neighborhoods and newly developing areas of the city. The City's goal that all neighborhoods be viable has been achieved. The biggest success and the largest ongoing effort is the rejuvenation of the city's older Technical Report Page 3-3 �neighborhoods. Significant reinvestment in enhancing neighborhood environments block by block (not simply lot by lot) and strict enforcement of zoning, building, housing and rental codes have been the keys to success. Working with local residents, the City has developed programs which encourage property owners to reinvest in their homes and to take pride in their neighborhoods. The result has been 'dramatic as programs such as Neighborhood Watch and Neighborhood Pride are flourishing throughout the city. Efforts to rehabilitate existing homes and to build new affordable housing through groups such as Neighborhood Inc. and Habitat for Humanity have been very successful. Many older neighborhoods have become some of the most popular for first time home buyers and all neighborhoods offer quality housing in a good environment.. Quality of Life - A City of Recreational Options The City has long held recreational opportunity as an important aspect of quality of life. Battle Creek residents, and those of surrounding communities enjoy the linear park, Binder Park Zoo, Leila Arboretum, C.O. Brown Stadium and the Battle Cats, Bailey Park, the River Walk and other green spaces. The linear park extends to all neighborhoods, connecting them to the downtown and important recreational facilities. Users of the linear park enjoy the many miles of trails that pass through natural areas, as well as those that utilize street right-of-ways. The rivers' improved water quality has allowed their use for recreational boating as well as fishing. Buildings now reorient their "front doors" to the river to take advantage of the new opportunities presented by cleaner water. City of Battle Creek Comprehensive Plan October 1997 A walk along the Battle Creek or Kalamazoo Rivers continues to be one of the most popular pastimes in the City, with the unique opportunity to shop or relax . Throughout the city, information centers can be found . featuring data on Battle Creek area attractions as well as maps to help the visitor find their way. Festivals continue to provide entertainment for all generations of Battle Creek citizens. Recognizing that one of its greatest assets lies in the health of its people, the City has established one of the most diverse and comprehensive recreational programs found in the State. Battle Creek takes pride in its indoor recreation centers, such as Burnham Brook for seniors and a recreation center for youth. Effectively meeting the needs of youth growing up in an ever-changing society has been a constant challenge, but also a special source of pride in successful new initiatives. The City has joined forces with the schools and surrounding jurisdictions to establish one of the most comprehensive regional recreation programs found in the state. A wide range of facilities are located throughout the metropolitan area, both on school property and on sites managed by the Recreation Department, sometimes in cooperation with other units of local government. Battle Creek's emphasis on health extends far beyond recreation. Well coordinated, high quality mental and physical health services are available to everyone. However, success with prevention initiatives is the most important reason the community has such a healthy citizenry. Technical Report Page 3-4 �Economic Development - A City of Opportunity Battle Creek continues an aggressive economic development program aimed at retention, expansion and attraction of business and industry within the city. The result is a healthy, growing and diversified economy that benefits the entire metropolitan Battle Creek community. To appreciate the success of this initiative, one 'need only visit the city's industrial districts. Over 1,000 acres have been developed or redeveloped for industry since 1996, during a period when scattered, rural greenfield development has dominated the landscape throughout the rest of the state. The airport has become both an anchor and magnet for new jobs. Opportunities for additional growth and expansion of the airport continue to be found. Strong community values and the quality of life offered in Battle Creek have certainly been part of the reason why over ten thousand new jobs have been attracted to the city since 1990. Of special significance however, has been the City's foresight in setting the stage for sustained economic growth and expansion. Reuse of older industrial sites within the city has been highly successful as a result of land assembly, site clean-up and physical renewal of underutilized industrial properties. The creation of flexible development options, in geographic location, parcel size and incentive packages, have also been key ingredients of the job creation strategy. The City's marketing program, which proactively solicits business and industry, has also been a significant factor in Battle Creek's success in keeping and attracting a diversity of businesses. City of Battle Creek Comprehensive Plan October 1997 The Michigan Jobs Commission has been using Battle Creek's program as a model for other communities throughout the state. Advertising, direct mail, face-to-face visits and trade show participation have all been . components of the program. The single most significant factor in achieving success, however, has been the City's ambassador program. Business executives who already have invested in the community work with the City in promoting the unique benefits and advantages of locating in the supportive working environment of Battle Creek. Also of significance has been the City's ability to satisfy the basic infrastructure requirements of today's business and industry. By continually reinvesting in sewer and water systems, utilities and transportation, the City has demonstrated its ability to satisfy basic industry needs and provide a quality of life on par with any community in southwestern Michigan. Planned Growth Growth in the south and southwestern parts of the city has been carefully staged to maximize the development potential of the land and to create well designed, convenient places with both an urban density and an open space character. Utility extensions and road improvements have been implemented to encourage cost effective, quality development and to discourage leap-frog development that underutilizes land development potential. Beckley Road at I-94 has grown to be the major activity center for retail and highway services. Through careful planning and targeted redevelopment, the area continues to renew itself and attract the kinds of Technical Report Page 3-5 �reinvestments necessary to meet changing shopping demands. It is an anchor for southside and metropolitan shopping needs and is the focal point for residential development in the area. Growth at the other metro area interchanges on 1-94 has been carefully staged to coincide with public infrastructure investments. This has prevented premature, expensive 'development and improved the competitive ability of existing business areas. Redevelopment efforts downtown, in older neighborhoods and industrial areas have been linked to planned infrastructure improvements that provide benefits well beyond the improvement area. A variety of public and private financial resources have been used wherever possible to fund redevelopment efforts. Intergovernmental Cooperation/Coordination An agreement between the City of Battle Creek, the City of Springfield, Fort Custer Military Reservation and Emmett, Bedford, Leroy, Newton and Pennfield Townships is a model which is being duplicated statewide. The basis for this agreement is a shared set of policies structured around a common vision of the future which serves as a framework for decision-making between governmental entities. Coordination of costs, timetables, responsibilities and resources to continue upgrading all public services and facilities are integral parts of these cooperative policies. State and private participation has . added significantly to the coordination process. While local land use decisions are guided by local zoning standards, issues of greater than local concern are subject to input from surrounding local governments before a final decision is made. Special ad hoc committees are established to aid communication among local governments in this process and to ensure adequate public participation. This program has significantly contribute~ not only to the success exhibited by the City over the years in achieving its long-term goals, but also to that of the entire metropolitan area as one of the highest quality living, working and recreating areas in the entire State. The common vision recognizes the autonomy of each unit of government but establishes a mechanism for dealing with issues of greater than local concern. It is founded on the dual principles of respect and cooperation on issues of mutual interest. Parochialism no longer prevents achievement of area-wide interests, yet the individuality and uniqueness of each jurisdiction is retained. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 3-6 �Chapter Four Goals, Objectives and Policies INTRODUCTION Goals, objectives and policies play a fundamental role in the Battle Creek Comprehensive Plan. The goals and objectives chart the Plan's direction and 'form, and the policies present key implementation strategies to assure the Plan's direction is followed. The relationship between goals, objectives and policies is as follows: A GOAL is a destination, a final condition which a community seeks to attain. A goal is the most general level of policy and, by itself, is often not very helpful to decision makers. It needs further refinement to assist decision makers to reach their selected destination. At the individual level, a goal is like saying, " I want to take a vacation once each year." An OBJECTIVE is a benchmark which specifies in general terms the way (or route) by which the goal (or destination) can be reached. An objective indicates the kinds of actions that should be taken to achieve the goal. It is like deciding to set aside "$X" by "Y date" to travel to "Z." A POLICY is a course of action which, if followed, will achieve an objective. A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. It is like saving $100 extra dollars a month by reducing spending on non-essentials and entertainment in order to afford the vacation. City of Battle Creek Comprehensive Plan October 1997 The Policies are structured for future use by . those who will be responsible for implementing them. This is primarily the Planning Commission and Planning Department. There are two types of redundancy and some cross-referencing: • Key issues are addressed under more than one heading when they do not fit neatly under only one heading (this occurs often with items in the Land Use category--which also appear under Industrial Development, Downtown, etc.). • Every objective has at least one policy. In some cases, the policy differs from the objective only in terms of who is assigned some responsibility to act. This is most obvious in those areas in which the City of Battle Creek has little authority to act (e.g. Health and Education). The redundancy and cross-referencing are intended to make it easier to put these goals, objectives and policies to use once the Plan is adopted. ECONOMY Goal 1: Battle Creek has a sustainable, growing and diversified economy, providing full employment at sufficient wages to support a family. Objectives: • Create new jobs through the retention and expansion of existing employers and the attraction of new companies. Technical Report Page 4-1 �• • • • Target the manufacturing sector of the economy as the primary focus of new job creation (including research, design, engineering, administration and production). Continue to upgrade and enhance the city's transportation, communications and utilities infrastructure systems to meet the needs of business and industry. Coordinate economic development activities with the City of Springfield, neighboring townships, Calhoun County and Region 3 to promote a positive, world class image for the Greater Battle Creek Area. Create an advanced business climate to maximize employment opportunities for residents and meet the future technology requirements of business and industry. Capitalize on assets like the W. K. Kellogg Airport and the Fort Custer Industrial Park. Policies: 1. The Planning Commission and City Commission will continue to support and promote the efforts of Battle Creek Unlimited, the Battle Creek Tax Increment Finance Authority (BCTIFA), and the Downtown Development Authority (DDA) in their individual and combined efforts to retain and expand jobs in Battle Creek. 2. The Planning Commission will seek to ensure that economic development and expansion plans are prepared with their input and are consistent with the adopted Comprehensive Plan. 3. The Planning Commission and City Commission will give high priority to expansion and improvement of infrastructure needed to accommodate new jobs generally and new industries particularly, as long as they are located in areas planned for those uses and City of Battle Creek Comprehensive Plan October 1997 designed to meet zoning standards. Special priority will be given in capital improvement programming to sewer, water, road and related infrastructure improvements in and adjacent to: • the Fort Custer Industrial Park, the W. K. Kellogg Airport and the western leg of the 1-94 business loop from Fort Custer to the 1-94 interchange; • the existing Post and Kellogg manufacturing plants; • downtown. 4. The Planning Commission and City Commission will continue to support an advanced business climate and city and metropolitan marketing efforts that promote Battle Creek as a world class community. 5. The City will assist with job-producing infrastructure improvements in adjoining units of government consistent with existing sewer and water contracts and agreements, when there are a significant number of good paying jobs involved, and adequate land is not available to meet the need within City boundaries. 6. The City will support the installation and improvement of new communication technology, including fiber optics, needed to meet the needs of business and industry. Goal 2: Battle Creek has a skilled work force large enough to help attract new economic development. Objectives: • Support the training and retraining of a work force able to secure and maintain employment, work productively and earn a wage sufficient to support families in a changing economy. • Promote the establishment of technical and educational support programs which Technical Report Page4-2 �• • match residents with business and industry needs. Promote adequate, safe day care for children of working families. Ensure adequate public transportation so that workers without automobiles can get to jobs. Policies: 1. The City will give greatest support to those State and regional job training and retraining efforts which address the existing and projected needs of workers in the metropolitan area. 2. The City will work with the Kellogg Community College, Western Michigan University, Davenport College, and other higher education institutions and the Calhoun Intermediate School District, as well as with area economic development authorities to establish and maintain technical and educational support programs which match residents' skills with business and industry needs. 3. The City will review, and revise if necessary, its zoning regulations to ensure adequate opportunities for safe and convenient day care and other workforce support services near residential and high job-producing areas. 4. The City will plan for new residential development near (but buffered from) major job areas and encourage siting new employers along major corridors to facilitate cost-effective public transportation. 5. The City will identify and pursue opportunities for public/private partnerships in achievement of these goals, objectives and policies. LA:ND USE Goal: Battle Creek manages growth to prevent sprawl at the edge of the City's City of Battle Creek Comprehensive Plan October 1997 developed areas, to promote new development at urban densities and to encourage reinvestment in older areas of the City. - Objectives: • Encourage compact development that uses land and infrastructure efficiently. • Protect environmentally sensitive areas and agricultural land until it is needed for development. • Promote distinctly different development patterns/densities to maintain a clear definition of urban, suburban and rural areas within the city. • Encourage highest densities around key activity centers and along major transportation routes. • Provide a linked system of planned open space that connects newly developing and existing neighborhoods. • Promote relationships between jobs, housing and transportation that are convenient, efficient, healthy and mutually supportive. • Prepare more detailed subarea and functional plans that are consistent with this Comprehensive Plan. • Provide many opportunities, at well publicized meetings, for public and stakeholder input on refinements and amendments to this Plan and functional or subarea plans based upon it. Policies: 1. The Planning Commission will encourage a balance of land uses that provides the full breadth of development opportunity, without favoring a particular area (like the southern part of the city) at the exclusion of another part of the City (like the older northern neighborhoods). 2. The Planning Commission will prepare, with the assistance of appropriate city Technical Report Page4-3 �departments, Battle Creek Unlimited, Neighborhoods, Inc. and other nonprofit organizations, a plan for the redevelopment and reuse of contaminated sites in the city. Once such plans are complete, or where such plans are already in place or such sites have been addressed in other existing plans, the Planning Commission will support their implementation with appropriate zoning changes and inclusion of capital improvements in the annual capital improvements program. New redevelopment plans shall: • identify sites for cleanup; • prioritize sites for redevelopment based on assets and a targeted number of jobs to be created; • identify infrastructure improvement needs and options; • identify costs of cleanup, infrastructure improvements, and sources of financing; • include a phasing plan and • assign implementation responsibility and propose enhancements (if any) to the authority of the entity responsible for implementing the plan. 3. The Planning Commission will develop and adopt subarea plans for each neighborhood in the city and for each major road corridor that are consistent with this Comprehensive Plan. Subarea plans will be developed with input received at well publicized public meetings and involve interested citizens, Neighborhood Planning Councils, businesses and nonprofit organizations. 4 . The Planning Commission will develop, adopt and promote design guidelines for new development that: _ • encourage compact development in planned neighborhoods with a common open space network that both preserves existing natural City of Battle Creek Comprehensive Plan October 1997 features (e.g. streams, wetlands, floodplains, woodlots) and enhances easy access (both visual and physical) to open space from all new residential developments; • includes a mix of residential development types and densities, adequate space for neighborhood business and important public facilities (like schools) in close proximity in order to reduce the total number of vehicular trips needed each day and that • result over time in new development that links jobs, housing, transportation and open space in ways that are convenient, efficient, healthy and mutually supportive. 5. The Planning Commission will develop, adopt and promote design guidelines for redevelopment and adaptive reuse in older neighborhoods and older nonresidential areas that: • enhance the character of already established areas generally, and specifically preserve the historic character of areas classified as such; • promote compatible reuse of lands that are contaminated following cleanup to a reasonable level, in light of feasible future uses and that • result over time in redevelopment that links jobs, housing , transportation and open space in ways that are convenient, efficient, healthy and mutually supportive. 6. The City Planning Commission will develop for adoption by the City Commission, new zoning regulations that implement the Comprehensive Plan and: • encourage new development in most undeveloped areas of the City at densities sufficient to support t_h e cost-effective extension of public Technical Report Page4-4 �• • • • • • sewer and water, transit, police, fire, ambulance, and other services already provided to developed areas of the City according to the schedule for the phased extension of infrastructure and services established in this Plan; provide incentives (such as increased density), as appropriate, for development and redevelopment consistent with this Plan and adopted design guidelines; provide enhanced protection to sensitive environmental areas including floodplains, wetlands, stream banks, lakes, and woodlots, and wherever feasible, incorporate these assets as open space features in new development and redevelopment designs, thereby linking new development to other established areas nearby; maintain the wide range of development densities that already exist in the city and ensure that new densities are both consistent with this Plan, and developed with adequate transitions (or buffer areas) to protect the investment in abutting property; zone land for the highest densities around key activity centers and along major transportation routes; zone agricultural land to protect its use for agricultural purposes until adequate public facilities are available to permit its use for urban density development; zone agricultural land to prevent premature conversion to another use that would preclude eventual development at urban densities, but still permit interim low density residential use; City of Battle Creek Comprehensive Plan October 1997 • zone new commercial development in planned clusters, rather than in strips along major thoroughfares; • prevent congestion of roads by ensuring that before, or at the same time that adjacent land is developed, adequate road improvements are made; • expand application of planned unit development (PUD) and special land use techniques where useful in achieving the goals and objectives of this Plan; • increase buffer area protection for sensitive natural features and to implement greenbelts along waterways; • incorporate broader use of conservation easements in future zoning approvals when sensitive natural features are involved; • incorporate purchase of development rights, transfer of development rights and development agreements authority into the Zoning Ordinance once the Legislature adopts appropriate enabling legislation; • incorporate incentives for the construction of affordable housing; • incorporate use of environmental, traffic and fiscal impact analysis in review of large scale development proposals; • adopt new standards to permit adaptive reuse of large older residences in some areas, and to discourage conversion to multiple family use in others, according to subarea plans and • enlarge protection of historic structures in areas not presently protected. 7. The Planning Commission will not propose any rezoning or support the issuance of any special permit or PURD Technical Report Page4-5 �that is not consistent with this adopted Comprehensive Plan. If review of the proposal justifies a change to this Plan, then the Planning Commission will first process a change to this Plan before taking final action on the zoning request. 8. The Planning Commission shall thoroughly review this Plan at least once each five years and make such updates as a necessary to meet the changing needs of the City. Accompanying changes to zoning, subdivision, condominium and related regulations as well as to capital improvement programs shall be proposed by the Planning Commission following any changes to this Plan. DOWNTOWN Goal 1: Enhance the competitive advantages of Battle Creek's downtown as an office, financial and retail center and as the metropolitan area's major focus for cultural, entertainment and civic celebrations. Objectives: • Reinforce the viability of the central business district (CBD) through continued physical improvements, including improved vehicular and pedestrian access, parking and new open space links from the Riverwalk and linear park to other areas of the city. • Identify and protect structures and places of historical and/or architectural significance to support/reinforce the special identity and character of downtown. • Develop new and improved tourist destinations and supporting services. • Redevelop vacant lands. • Develop a new landmark in the downtown to help serve as a tourist City of Battle Creek Comprehensive Plan October 1997 • destination and focal point for community identity. Work to retain existing major employers in downtown. -Policies: 1. The Cereal City Development Corporation (CCDC) will review, at regular intervals, the physical environment of the downtown, and update plans for improved access, parking, beautification, open space and links to the linear park. Where needed improvements to infrastructure are identified, they shall be included in the annual capital improvement program. 2. The CCDC will identify key vacant lands, work with property owners to find appropriate uses, and provide assistance and incentives, where feasible and appropriate, for development or redevelopment of those parcels. 3. The Historic District Commission will complete, and periodically update, an inventory of historic and landmark buildings, spaces, sculptures or other artifacts of architectural and visual significance and will work for their protection and continued maintenance. 4. The City will establish and/or promote the use of incentives to encourage the preservation of historic character or historic buildings in both new development and redevelopment projects, where such historic character and/or buildings have been identified as important. 5. The City will maintain existing street zoning on Michigan Avenue downtown to promote continuous retail use at street level. 6. The CCDC and Downtown Development Authority (DDA) will continue to meet with major employers Technical Report Page 4-6 �downtown to discuss retention and enhancement of downtown jobs. 7. The CCDC will maintain an inventory of building capacity and features in the downtown, and will continue to actively market the use of those buildings should downtown employers relocate. 8. The City will initiate an innovative process to explore development of a new landmark downtown, such as a large sculpture by a world famous artist, that will serve as a focal point for community identity. 9. The CCDC will advise the Planning Commission on changes needed to the Zoning Ordinance to facilitate improved land use downtown, consistent with adopted plans. 10. The City will help ensure the CCDC has adequate authority and resources to plan for and implement downtown improvements consistent with this and other adopted plans. 11. The City will pilot test various traffic calming techniques downtown including permitting on-street parking. 12. See policy in Transportation section on improved Amtrak rail service and establishment of a high speed rail line between Detroit and Chicago. Goal 2: Downtown Battle Creek has a significant resident population and serves as an activity center for surrounding neighborhoods. . Objectives: • Support revitalization of neighborhoods surrounding downtown through housing rehabilitation and residential infill development. • Encourage residential re-use of the upper floors of downtown buildings. • Encourage the development of new downtown housing at appropriate densities. Policies: 1. The City will revise its Zoning Ordinance to better encourage residences to be located above commercial uses in the downtown. 2. The City will make rehabilitation of housing surrounding the downtown a top priority. 3. The City will promote the use of appropriately sited vacant land in the downtown for high density residential development. INDUSTRIAL DEVELOPMENT Goal: Battle Creek has an ample supply of competitively located and appropriately sized industrial sites. Objectives: • Encourage job development on the remaining acres in the Fort Custer Industrial Park; target this area as the primary focus for new and expanding and manufacturing development. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page4- 7 �• • • • • Provide a full range of support activities within the Fort Custer Industrial Park to increase business opportunities and to provide a rich working environment for employees. • Make full use of transportation serving the site including rail service and the W. K. Kellogg Airport. Identify and reserve land for future industrial growth in planned business park settings with excellent access and appropriate buffering from residential uses . Ensure that development occurs in such a way that undue environmental harm does not result. Redevelop older industrial sites for land uses compatible with surrounding properties. Coordinate airport and industrial development planning. Policies: See policies under Economy, Goal 1. 1. The City will encourage additional industrial development and use of the W. K. Kellogg Airport as part of broader efforts to attract new industry. Development compatible with a location within airport noise contours will be encouraged and development incompatible with airport noise contours will be prevented by new zoning regulations. 2. The City will support Battle Creek Unlimited, and/or other nonprofit economic development interests, in the acquisition of land uniquely suited for industrial development in advance of a demonstrated need for that land, and will assist if necessary with measures to hold that land in reserve. Such land shall have good access, be serviceable with public utilities, have sufficient space to accommodate effective buffers from any City of Battle Creek Comprehensive Plan October 1997 3. 4. 5. 6. 7. nearby residential uses, and be consistent with this Plan. The Planning Commission will review existing zoning standards, and standards in related ordinances to determine if they are adequate to prevent air, water or other environmental harm from industrial operations. If they are not adequate, the Planning Commission will recommend ordinance changes for action by the City Commission. Following adoption of the Comprehensive Plan, and periodically thereafter, the Planning Commission will review zoning of land for industrial use and where necessary, propose changes to ensure an adequate supply of well located, properly zoned land parcels of different sizes, with adequate available public services to meet a wide range of industrial needs consistent with this Plan. The City will target industrial sites with known environmental contamination located in or near the downtown, or in other areas that have historically been used for industrial purposes, for cleanup and reuse. The City will use all federal, state and local resources available to clean up sites of environmental contamination, whether or not of industrial origin. Battle Creek Unlimited will ensure that development within the Fort Custer Industrial Park complies to the maximum extent possible with protective covenants in place to maintain high development standards. Technical Report Page4-8 �COMMERCIAL DEVELOPMENT Goal 1: Battle Creek has clearly defined nodes of commercial activity, appropriately distributed and scaled to serve regional, community and neighborhood needs. Objectives: • Discourage strip commercial development. • Encourage commercial development in compact clusters/planned centers. • Develop zoning regulations and design guidelines consistent with neighborhood plans prepared and adopted with the support of Neighborhood Planning Councils, that permit neighborhoodscaled commercial uses adjacent to residential areas. • Promote new commercial development downtown that meets the needs of existing workers and a growing resident population. • Ensure commercial development in the Beckley Road corridor along 1-94 occurs at a pace that meets (but does not exceed) market needs of the city and the region it serves while protecting the economic viability of other commercial areas in the city, especially downtown, by preventing premature commercial expansion in the Beckley Road corridor. • Ensure new commercial development along the freeway does not consume lands better suited for other purposes. • Ensure new commercial development is designed to give the same consideration to the needs of pedestrians, bicyclists and bus riders as to the needs of motorists and trucks . City of Battle Creek Comprehensive Plan October 1997 Policies: See Policy on Design Guidelines under Land Use. 1. Following adoption of the Comprehensive Plan, and periodically thereafter, the Planning Commission will review zoning of land for commercial use and where necessary, propose zoning changes to the City Commission to ensure an adequate supply of well located, properly zoned parcels of different sizes, with adequate available public services to meet a wide range of commercial and office needs. In so doing, the Planning Commission shall: • keep commercial land uses within areas currently used for commercial purposes or planned for future commercial use (once all required public services are available); • prevent encroachment on commercial areas from incompatible land uses and prevent encroachment of commercial areas on abutting land uses, especially residential uses; • ensure zoning standards for buffering commercial uses from adjacent uses are adequate; • prevent the creation of new strip commercial development; • develop procedures for citizen input into design of planned commercial development and neighborhood support service centers scaled to meet the needs of the neighborhoods in which they are located. Such planned centers shall include limited commercial and noncommercial neighborhood uses like churches, schools, fire stations, etc. Incentives to attract the types of desired Technical Report Page 4-9 �commercial use to these planned centers shall be developed, as well as measures to mitigate negative impacts on abutting residential properties. Design guidelines shall be prepared and PUD regulations adopted to ensure development occurs consistent with the design guidelines; • develop zoning standards to ensure that site plans for new and redeveloped commercial land adequately provide for pedestrians, bicyclists, and bus riders, while also accommodating the needs of motorists and trucks; • examine options for changing commercial zoning regulations downtown to enhance opportunities for new commercial development, protect existing commercial uses that conform with zoning regulations and, where desirable, promote compatible mixes of first floor commercial development with second floor development of residential or office uses; • closely monitor national changes in how consumer needs for retail products and services are met so as to be prepared to accommodate shifting business space and location needs and adapt obsolete sites to different uses through appropriate zoning changes, as necessary; • encourage revitalization of certain commercial nodes as neighborhoodserving commercial centers in older parts of the city; • prevent rezoning of land along 1-94 for commercial uses except where consistent with this Comprehensive Plan; City of Battle Creek Comprehensive Plan October 1997 • maintain existing commercial zoning on the north side of Beckley Road west to Minges Road; • maintain the existing commercial zoning on Helmer Road north and south of of 1-94, and create an institutional zone between the existing commercial zoning and Beckley Road; development will occur consistent with the future land use plan, only when all necessary utilities and other public services are available (see policy on infrastructure extensions), and not prior to a demonstrated need for the additional land; • create an overlay zone for areas zoned for commercial use south of 194 at the time of adoption of this Plan. The overlay zone would include a subset of the uses permitted in the underlying commercial zone that do not require public sewer and water due to the lesser intensity of uses permitted. The full range of uses and intensity of use permitted in the underlying zone would then be permitted once public sewer and water were available to the site. At that point the overlay zone would be removed and • maintain a file of the commercially zoned and available property in the major commercial parts of the City as a basis for evaluating proposed commercial rezonings and preventing the premature conversion of land for additional commercial use (which has, in the past, resulted in substantial shifts in commercial employment, but little net gain). Technical Report Page 4-10 �Goal 2: Battle Creek's existing commercial corridors such as Beckley Road, Columbia, West Michigan and Capital A venues continue to serve as viable business and office locations. Objectives: • Undertake rezoning, and promote land acquisition and assembly to encourage businesses to concentrate in planned centers at defined locations. • Upgrade the functioning and visual appearance of these commercial corridors. • Provide incentives and guidelines for reinvesting in and upgrading older commercial structures/centers. • Maintain downtown as the major office center in the community, but provide land zoned for office use in other appropriate locations to accommodate office functions that are not well suited for a downtown location. • Buffer commercial, service and office development from abutting residential uses wherever necessary. Policies: 1. The Planning Commission will prepare design guidelines to promote improvements to existing commercial areas based on the scale of commercial service that the area provides, for example: • Beckley Road corridor -- regional commercial • Columbia Avenue and Dickman Road (near downtown) -- city-wide commercial • Urbandale, West Michigan Avenue, SW Capital, Emmett at NE Capital and Roosevelt at North Avenue -neighborhood commercial areas. 2. The City will identify and map geographic limits to expansion of City of Battle Creek Comprehensive Plan October 1997 commercial and office development in every established commercial area in the city and adopt zoning regulations consistent with these limits. 3. The City will help to develop commercial, service and office renewal and redevelopment plans for older commercial areas (both within neighborhoods and along major road corridors, including but not limited to Columbia, Capital, Dickman, and West Michigan A venues west of downtown) which include: • identification of techniques to improve the physical appearance, parking sufficiency, safe ingress and egress, and pedestrian friendliness of each area; • methods to assemble sites large enough for redevelopment including demolition of obsolete buildings; • needed improvements to public infrastructure within the area; • identification of effective incentives and guidelines for reinvesting in and upgrading of older commercial structures/centers and redeveloping sites for new commercial, service or office development; • landscaping, fencing and related improvements to buffer negative impacts on abutting residential (or other) properties and • assignment of responsibility to, and identification of funding to support, an existing organization (or a consolidation of organizations) with the expertise to lead/coordinate redevelopment efforts. 4. The City will amend the Zoning Ordinance to provide the necessary incentives and regulatory standa,rds to be consistent with this Plan and any adopted commercial, service or office area renewal and redevelopment plans. Technical Report Page 4-11 �5. The City will amend the Zoning Ordinance to improve standards related to the physical appearance and landscaping of parking and loading areas with special attention to breaking up large expanses of parking with green areas. 6. The City will identify and pursue opportunities for public/private partnerships in achievement of these goals, objectives and policies. 7. See Policies #4 and #5 under "Land Use". • RESIDENTIAL DEVELOPMENT/NEIGHBORHOODS Policies: 1. The City, in cooperation with the appropriate school districts, will identify potential school (especially elementary) and park sites ahead of need and work with the appropriate entities to acquire them. Wherever the opportunity exists, new elementary school and park sites will be included in new and updated neighborhood plans. 2. The City will work with the Neighborhood Planning Councils to update and implement neighborhood plans. These plans should identify needed public improvements, appropriate locations and characteristics of infill housing, targeted areas for rehabilitation and/or redevelopment, and areas where conservation of the existing housing stock should be the principal objective. 3. The City will work with Neighborhoods, Inc., other nonprofit organizations, homeowners, landlords and developers to stabilize housing conditions in targeted neighborhoods. 4. The City and various nonprofit housing organizations (including Neighborhoods, Inc., Habitat for Humanity, and the Housing Commission) will coordinate their efforts in reinvestment, land · Goal 1: Battle Creek has revitalized neighborhoods providing a range of housing choices in a safe and attractive environment that has rising property values. Objectives: • Encourage a variety of housing choices in neighborhoods through a balance of preservation, rehabilitation and new construction of both affordable and upper end housing. • Update/revise and implement the neighborhood plans begun in the 1970s and 1980s with the assistance of the Neighborhood Planning Councils. • Continue to define target areas within which demolition and redevelopment, housing rehabilitation and neighborhood improvement resources of many groups can be concentrated for maximum impact. City of Battle Creek Comprehensive Plan October 1997 • • • Strengthen the livability of existing neighborhoods through improved safety, reinvestment and community involvement. Preserve historic structures, and neighborhoods where feasible. Encourage planning for neighborhood improvement that considers multiple blocks, rather than individual sites. Effectively coordinate public, private and nonprofit organization efforts to improve neighborhoods and housing in Battle Creek. Technical Report Page4-12 �management, demolition, infrastructure maintenance and redevelopment in Battle Creek's neighborhoods. 5. The City will place a high priority on housing rehabilitation projects and new housing projects that incorporate multiblock areas. 6. The City will refine the Zoning Map and Zoning Ordinance to encourage infill and provide for a variety of densities compatible with existing development within old and new neighborhoods, with assistance from Neighborhood Planning Councils and citizens. 7. The City and various nonprofit housing organizations will target neighborhood revitalization efforts around existing schools in neighborhoods experiencing a decline in housing quality in order to attract more families looking for affordable housing options. Goal 2: Battle Creek's newly developed neighborhoods expand the range of lifestyle choices within the City. Objectives: • Encourage housing development which capitalizes on the amenity of riverfront/river view sites. • Encourage new residential development to create cohesive neighborhood units by including a mix of housing types and other neighborhood compatible uses to promote resident interaction and neighborhood identity. • Zone land to offer a variety of density and housing options to optimize choice. City of Battle Creek Comprehensive Plan October 1997 Policies: 1. The City will encourage, through zoning and other incentives, housing development and redevelopment projects to provide a variety of housing types, (from multi-family, to single family, from affordable to upper end housing) at densities compatible with existing neighborhood uses. 2. Battle Creek will promote new housing along the river and stream corridors, but outside of floodplains and flood prone areas, in designs that retain space for extension of the linear park while also protecting water quality. 3. The City will identify and make available to developers, with assistance from Neighborhood Planning Councils and citizens, a catalogue of housing types and other neighborhood compatible uses that could serve as models for infill, new housing development and redevelopment projects. Goal 3: All of Battle Creek's neighborhoods are free of violence, have a reduced incidence of crime and are empowered to advocate for and help meet the needs of their residents. Objectives: • Promote active local neighborhood organizations by helping them tap into resource programs such as Neighborhood Watch in all areas of the city. • Continue to encourage close working relationships between residents and police. • Encourage public participation in neighborhood organizations. Technical Report Page4-13 �Policies: I. The City will actively seek citizen involvement from multi-block areas when planning housing development and redevelopment, and when considering development/redevelopment/rehabilitatio n proposals. 2. The City will continue to actively participate in neighborhood organizations and to promote and support programs such as Neighborhood Watch. 3. Battle Creek Police will continue to interact with neighborhood organizations and further implement community-based policing. ENVIRONMENT Goal: Battle Creek protects its important natural resources and environmentally sensitive areas including groundwater, wetlands, rivers, lakes, floodplains, the natural drainage network, woodlands and wildlife and, where feasible, incorporates them as part of an integrated greenway system. Objectives: • Develop/modify ordinances to promote the protection of valuable natural resource areas. • Identify ways in which property development and management can protect environmental quality. • Promote land acquisition by public or conservation organizations as a method to ensure the long term protection of environmentally sensitive lands, such as shorelands, riverbanks, wetlands, floodplains, woodlands and groundwater recharge areas. • Encourage land owners/developers to dedicate important natural resource areas as permanent open space. City of Battle Creek Comprehensive Plan October 1997 • • • Promote stormwater management and groundwater protection best management practices. Integrate protection of environmentally sensitive areas in a linked open space system throughout the city as opportunities are presented. Enhance the community's image and quality of life by increasing the visibility and passive recreational use of natural areas. Policies: 1. The City will evaluate and refine existing ordinances and adopt, where necessary, new ordinances to protect natural resources such as ground and surface water, air, land, vegetation and wildlife. (See first policy under "Infrastructure, Utilities", concerning wellhead protection.) 2. The City will adopt new regulations that target prevention of future soil and groundwater contamination by land use types that deal with potentially hazardous materials. 3. Battle Creek will require the use of upto-date stormwater and groundwater protection best management practices in future private and public development and will provide incentives for the retrofitting of best management practices in existing development. 4. Where lawful, feasible, and consistent with this Plan, the City will provide regulatory and nonregulatory incentives to developers for the set-aside and protection of natural resource areas, such as shorelands, riverbanks, wetlands, floodplains , woodlands and groundwater recharge areas. 5. The City will identify and prioritize the acquisition of those lands that should be preserved as permanent open space and for natural resource protection purposes, Technical Report Page4-14 �with a priority on high visibility areas, such as the rivers, the lakes, along major road corridors and areas adjacent to population centers. 6. The City will work cooperatively with public and private conservation groups dedicated to the acquisition of priority natural resource lands. 7. The City will incorporate sensitive natural resource lands into its open space and recreation system, in a manner that protects natural resource values while providing citizens with educational opportunities and open space enjoyment. 8. The City will promote land use in the Harts Lake area which is consistent with protection of lake water quality and the scenic character of the lake, and which provides some recreational use of the land. 9. The City will promote wetland banking within the city and region, especially utilizing wetland resources at the Fort Custer Industrial Park. 10. The City will vigorously pursue the clean up and safe redevelopment of previously contaminated or "brownfield sites." 11. The City will prepare design guidelines for the protection of environmentally sensitive areas and natural resources for use by municipal agencies and property owners. 12. The City will promote the education of citizens, local officials, other public agencies and private developers on available guidelines and techniques for development and redevelopment that protect natural resources and environmental quality. 13. The City will encourage partnerships between businesses, neighborhood residents, non-profit and school groups to clean up the environment and/or City of Battle Creek Comprehensive Plan October 1997 promote other environmental improvement programs. 14. The City will support the Leila Arboretum and other organizations with similar goals in their efforts to improve tree and plant growth in the city. 15. A lake watershed management plan will be prepared for Goguac Lake by the City with input from lakefront property owners to present strategies for the long term protection of water quality, use of fertilizers, weed control, surface uses, noise and related issues, and the role of various entities in implementation of those strategies. OPEN SPACE, PARKS AND RECREATION Goal 1: Battle Creek offers a wide variety of indoor and outdoor recreation, cultural and environmental education opportunities in proximity to all residents of the City. Objectives: • Maintain existing neighborhood parks and develop additional neighborhood and community parks within new residential neighborhoods as they are developed. • Continue to work in partnership with the schools to meet community recreation and cultural needs. • Provide park-like landscaping and passive recreation uses, as well as active recreation, at school sites. • Maintain, improve and market present and future regional recreational and cultural attractions (Binder Park Zoo, Binder Park Golf Course, Leila Arboretum, Bailey Park, Kellogg's Cereal City USA, theaters, etc.) • Base recreational planning/programming decisions on regularly updated Technical Report Page 4-15 �• • • evaluations of resident needs and preferences. Promote environmental education programs offering opportunities to learn about the natural and built environment within the linear park system. Encourage private sector involvement in providing open space and recreation opportunities to the residents of Battle Creek. Promote and encourage local efforts to coordinate, and where mutually beneficial, consolidate, a wide range of cultural activities, facilities and attractions. Policies: 1. At least every five years, Battle Creek will evaluate the extent to which the recreational needs of city residents are being met, through the use of surveys, public meetings, interviews with residents and analysis against national and state recreation standards. 2. Every five years, the City will prepare and update an MDNR-approved recreation plan to qualify the City for recreation grants through available state and federal funds. This plan will list proposed capital improvements aimed at keeping current with City recreation needs, new facility construction and upkeep on old facilities. 3. The City will coordinate efforts with neighboring jurisdictions in a regional effort to provide recreation and open space for city and regional populations. 4. The City will work cooperatively with the Battle Creek Chamber of Commerce, the Visitor and Convention Bureau, other civic organizations, the County and other regional authorities, as well as the State to provide maximum exposure to the tourism opportunities of the greater Battle Creek area. City of Battle Creek Comprehensive Plan October 1997 5. The City will work cooperatively with the school systems to provide, wherever possible, recreational facilities and open space at the schools. Special efforts will be made as new schools are established in and around Gethings Road and Stone Jug Road; Helmer Road and Watkins Road and Beckley Road and Helmer Road. 6. The City will coordinate park, river and open space clean-up efforts with those targeted at neighborhoods in order to maximize participation and efficiency, as well as focusing greater attention on these natural resources, such as restoration of the Millpond area. 7. The City will encourage citizen and private sector participation in the provision of open space and recreation opportunities to the residents of Battle Creek. Goal 2: Battle Creek's linear park (greenway) system links recreational facilities and natural resource protection areas to create a distinctive open space structure for the community and a unique recreational resource for its residents. Objectives: • Enhance the community's image, quality of life and environmental awareness by increasing the visibility, accessibility and passive recreational use of its natural areas. • Use the linear park to link all types of open space (parks, school sites, active recreation facilities, cultural facilities, preservation areas and natural features) into one, city-wide network. • Expand the linear park using both onstreet and off-street connections to create the linked open space system. • Foster inclusion of the linear park within the regional transportation network, Technical Report Page 4-16 �• including links with open space in adjacent jurisdictions. Incorporate expansion of the greenway system in new developments and existing neighborhoods as the opportunity occurs. Policies: 1. The City will adopt incentives in the Zoning Ordinance to encourage private sector provision of open space and recreation areas, neighborhood parks and linear park extensions within new development and redevelopment projects. 2. The City will pursue the inclusion of sensitive environments, such as wetlands, floodplains and woodlands into a network of linked open space through targeted acquisition, donation and development design that protects these areas. Whether the area is designated for pubic access or use, and the forms of permitted recreation, will be established at the time acquired or donated, or approved as part of a development site plan. 3. The City will improve access to existing and future recreation facilities through the pursuit of an expanded, linked open space and trail system (such as the linear park), by siting new recreation lands close to existing and future primary population and job centers (such as the Helmer Road, Gethings Road, Watkins Road, Columbia Avenue areas, the Battle Creek and Kalamazoo Rivers, Goguac Lake, Harts Lake and the Fort · Custer Recreation Area) and by facilitating movement to and within recreation facilities for motorists, bicyclists, pedestrians and the physically disabled. INFRASTRUCTURE City of Battle Creek Comprehensive Plan October 1997 Capital Improvements Goal: Establish an annually updated capital improvement program (CIP). Objectives: • Annually prepare and adopt as a part of the budget cycle, a schedule of capital improvements for the next six years. • Prepare, adopt and periodically update an official map of future public facility improvements. Policies: 1. The City Manager and Planning Commission will seek to incorporate over time, infrastructure improvements in the CIP that are balanced in terms of their geographic distribution throughout the city and that support a balanced approach to city growth and revitalization. 2. The City Manager will annually prepare and the Planning Commission will annually review and comment upon a draft capital improvement program which includes those capital facilities to be constructed in the city in the next six years along with their proposed location, cost, means of financing and staging. 3. The City Commission will adopt the capital improvements program as a part of the City budget process following comments from the Planning Commission as to consistency of the draft CIP with the adopted Comprehensive Plan. The first year of the CIP shall be a part of the City budget for the following fiscal year. The remaining years will identify prioritized improvements which may be modified if conditions or financial resources change. 4. The City Manager will prepare a uniform process for preparation of a CIP that Technical Report Page4-17 �involves input from all city departments and interested citizens. 5. The Planning Commission will prepare and adopt guidelines for review of proposed capital improvements for consistency with this Plan. 6. The Planning Commission will prepare an official map of proposed public facility improvements including improvements by all public entities operating within the city for at least the period covered by the current CIP. If new state enabling legislation is passed (as was pending when this Plan was adopted), the official map contents, and process for adoption and application shall be modified as necessary. Transportation Goal 1: Battle Creek continually maintains and upgrades its roadway infrastructure to provide safe, convenient access and to complement balanced, orderly growth. Objectives: • Balance the preservation of neighborhood quality with communitywide access needs. • Alleviate traffic congestion problems. • Provide improved north-south and eastwest arterial routes. City of Battle Creek Comprehensive Plan October 1997 • • Complete major transportation improvements identified by BCATS and included in the City capital improvement program. Continu_e to maintain street surfaces in good condition. Policies: 1. The City will keep the public informed about the status of transportation problems and the alternatives under consideration to address those problems; 2. The City will identify, prepare and consistently implement plans for road improvements in Battle Creek, based on priorities included in the capital improvement plan and metropolitan priorities included in periodic BCATS reports. 3. The Planning Commission will prepare corridor improvement plans for the following corridors: Columbia A venue, Michigan Avenue, Beckley A venue, Helmer Road, Dickman Road, North A venue and Bedford Road. 4. The City will work to promote the following major transportation improvements: • Complete BL I-94 Relocation/Extension to East Michigan A venue as the most important road improvement priority. • Incrementally improve Helmer Road north of I-94, and the interchange itself, concurrent with the planned expansion of sewer and water in the area. • Improve interchange 92 on I-94 at the western entrance to the city concurrent with expanded industrial development in the area. • Repave Martin Luther King Highway from Columbia Road to I-94. Technical Report Page 4-18 �• In the near future, improve M-89 from Augusta Drive to M-37, 20th Street north from Jackson Street to M-37, and Columbia Avenue from 20th Street to M-66/1-94 to alleviate congestion, improve traffic safety and flow. • Reconstruct the Angell Street and Kendall Street bridges over the Kalamazoo River. • At the appropriate time, upgrade Renton Road for trucks and improve the rail crossing, extend GlenCross Road east to 6 Mile, and extend South Minges from 48th (in Kalamazoo County) to 6 Mile. 5. The City Public Works Department will establish and maintain level of service standards for road extension , improvement or modification, and for access from public or private roads to abutting property, to ensure that quality" roads meeting minimum standards will be available throughout the City. 6. The Planning Commission will prepare and the City Commission will adopt amendments to the Zoning Ordinance which incorporate level of service standards for road extensions and modifications, access, and for creation of new roads that are constructed as a part of new development. Where pertinent, standards to ensure that new development does not precede, but occurs concurrent with, needed road improvements will also be developed. 7. The City should pilot test various traffic calming techniques in neighborhoods with significant traffic problems and in City of Battle Creek Comprehensive Plan October 1997 parts of downtown by permitting on street parking, where possible, eliminating one-way streets and/or providing stop signs or other measures to slow traffic, while continuing to practice sound traffic engineering judgment. Goal 2: Battle Creek provides local travel alternatives to automobile use including bikes, walking, and transit. Objectives: • Provide an efficient and pleasant bicycle and pedestrian system that safely connects residential areas with most desired destinations. • Encourage transit use and improve transit opportunities. Policies: 1. The Planning Commission will prepare incentives and regulations for inclusion in the Zoning Ordinance to achieve pedestrian and bicycle friendly designs in new development which link residential areas to the most desired destinations. 2. The Planning Commission will also prepare design guidelines to illustrate options for integrating bicycle and pedestrian systems into new developments. 3. The City will continue to support improvement of mass transit service along major thoroughfares and between high use activity centers and neighborhoods. 4. The City will zone land, and where feasible, offer other incentives to increase residential density along key transit routes. Technical Report Page 4-19 �Goal 3: Battle Creek has excellent rail service with minimum raiVstreet conflicts. Goal 4: Maintain and enhance the W. K. Kellogg Airport. Objectives: • Expand Amtrak service and encourage the development of a high speed rail line between Chicago and Detroit with a stop in Battle Creek. • Provide railroad crossing improvements (overpasses and/or rail abandonment) to eliminate traffic tie-ups, barriers to neighborhood and CBD integration, and to improve truck access. Objectives: • Expand the uses of the airport. · • Improve airport facilities as needed in order to expand the service opportunities to businesses and citizens in the community. Policies: 1. The City Commission will continue to lobby in support of improved Amtrak service and a high speed rail line between Chicago and Detroit with a stop in Battle Creek. 2. The City will continue to work with railroad companies in the identification and implementation of improvements that better serve existing and potential businesses in the Battle Creek area without impeding the orderly development and maintenance of desirable neighborhoods in the city. 3. The City will continue to make improvements on major thoroughfares to alleviate traffic tie-ups caused by atgrade rail crossings. This may involve construction of overpasses, underpasses, rail abandonment, or rail relocation where feasible and desirable. City of Battle Creek Comprehensive Plan October 1997 Policies: 1. The City will continue to work closely with Battle Creek Unlimited and the Airport Authority in the planning and implementation of airport improvements. 2. The Planning Commission will examine the zoning of lands on and around the W. K. Kellogg Airport to ensure flexibility in siting appropriate uses and compatibility with abutting uses, to prevent development on land adjacent to the airport that is incompatible with airport noise contours, and to promote development and use consistent with the recommendations of the adopted W. K. Kellogg Airport Master Plan. Utilities Goal: The City's sewer and water systems are upgraded and extended to support balanced, orderly growth. Objectives: • Maintain the quality of water supply wells by establishing protection zones around each wellhead. Technical Report Page 4-20 �• • Expand sewer and water lines in planned increments that are consistent with this Comprehensive Plan. Coordinate utility construction with road construction. Policies: 1. The City will complete and implement the recommendations of a wellhead protection plan around all water wells owned and operated by the City in cooperation with the municipalities in which the wellhead protection area is located. This will include the posting of signs along streets in the area informing drivers and pedestrians that they are in (or entering or leaving) a wellhead protection area. Abutting jurisdictions within a wellhead protection area will be urged to adopt measures similar to those adopted by the City to prevent contamination of the surface soils or groundwater supply. 2. The Planning Commission will prepare zoning amendments that incorporate groundwater protection into its site plan review standards, and restrict incompatible land uses from locating near wellhead protection areas. 3. The City will plan and implement future utility construction consistent with priorities established in an annual capital improvement program. Where both road and utility work are planned for the same roadway over the next few years, the utility work will be scheduled first. 4. Sanitary sewer, storm water and water line extension shall be made in increments according to the stages established in this Plan (as depicted on fi gure 5-10) and implemented according to the annually updated capital improvement program. Extension of utility lines or enlargement of the service area sooner than provided in this Plan City of Battle Creek Comprehensive Plan October 1997 will occur only when the full costs thereof are borne by the benefiting property owners and/or some great public benefit would result (such as major permanent net job creation) by providing service to an area earlier than planned. Great public benefit will include the creation of a proportionate number of new jobs as it relates to the public investment required for these jobs. It will not include the relocation of existing jobs from one site to another within the city limits. Initially there shall be areas of the city with full urban services and other areas with partial urban services. It is anticipated that all undeveloped areas of the city (as its boundaries existed in 1997) will have main line sewer and water nearby by the year 2022. Full urban services are expected to shortly follow sewer and water into an area. 5. The City Public Works Department will establish and maintain level of service standards for water, sanitary sewer and storm sewer line extension or modification, in order to ensure that total quality service meeting minimum standards will be available throughout the city and in all areas serviced by agreement outside the city. Where pertinent, standards to ensure that new development does not precede, but occurs concurrent with, needed utility improvements will also be developed. 6. The Planning Commission will prepare and the City Commission will adopt amendments to the Zoning Ordinance which incorporate level of service standards for sanitary sewer, storm sewer and water into requirements for new development. Technical Report Page 4-21 �PUBLIC SERVICES Goal 1: The City of Battle Creek provides high quality, rapid response, cost effective and appreciated public safety services. Objectives: • Provide comprehensive and cost effective police protection, fire protection and emergency medical first response services. • Cooperate regionally in the provision of public safety facilities and programs. Policies: 1. The City will ensure that the quality of police, fire and emergency medical first response services remains high. 2. The City will provide for an annual review of police, fire and emergency medical response service performance, and will actively work with these agencies to improve service where needed. 3. The City will seek the most up-to-date, cost-effective equipment and training for police and fire workers. 4. The City will continue to emphasize and promote fire prevention through educational efforts and periodic inspection of high risk facilities. 5. The City will work with surrounding jurisdictions to coordinate and provide public safety sub-stations, personnel and response administration in nonduplicative ways. 6. The City will plan and build new police and fire stations in newly developing parts of the City as needed to ensure response times do not result in a lowered insurance rating anywhere in the city. Goal 2: Preserve the City's ability to satisfy long-term solid waste needs. City of Battle Creek Comprehensive Plan October 1997 Objectives: • Ensure agreements are in place to meet estimated 10-year needs. • Provide cost effective recycling programs and expand recycling education. Policies: 1. The City will include public safety and solid waste management facilities on an official map of future public facility improvements. 2. The City will work with the State and jurisdictions within the region to ensure that solid waste disposal needs are met for the next 10 years, and that future needs are met prior to the expiration of existing agreements. 3. The City will continue its recycling program and will expand the list of materials accepted as markets become available. 4. The City will actively seek markets for additional recyclable materials. 5. The City will actively promote recycling and will expand recycling education for all age levels. HEALTH Goal: Battle Creek provides high quality, affordable health care to all citizens. Objectives: • Promote health education programs to improve health outcomes at the lowest cost. • Encourage comprehensive and cost effective hospital services available to all. • Support affordable, high quality mental health services available to all who need them. Technical Report Page4-22 �• Promote drug prevention education and drug abuse treatment services adequate to serve the community. Policies: 1. The City will promote health and disease prevention education for all age groups. 2. The City will seek the most comprehensive and cost-effective health care for its employees. '3. The City will work to maintain and enhance hospital and related health care facilitates in Battle Creek. 4. The City will support the provision of affordable, quality mental health programs available to all Battle Creek residents who need them. 5. The City will promote drug prevention education to city employees, school children and city residents. 6. The City will support the provision of adequate drug abuse treatment services for community residents who need them. EDUCATION Goal: Battle Creek has a wide range of public and private educational opportunities and students who meet or exceed State standards of excellence. Objectives: • Promote quality education as essential in achieving a sustainable community. • Encourage cooperation among schools to provide a uniform high quality of educational opportunity throughout the community. • Encourage the development of programs to involve parents in promoting high educational achievement. • Encourage the development of programs to involve local businesses in promoting high educational achievement by City of Battle Creek Comprehensive Plan October 1997 • • sponsoring stay-in-school and mentoring programs. Promote the availability of lifelong learning opportunities. Encourage continued collaboration and active exploration of strengths, weaknesses and areas of mutual interest facing local school districts, including but not limited to the costs and benefits of school district consolidation. Policies: 1. The City will promote high educational standards for all citizens. 2. The City will insist on equal opportunities for access to a superior education for all citizens of Battle Creek. 3. The City will encourage the schools to develop programs that actively involve parents in the education of their children and in high educational achievement. 4. The City will encourage the schools to develop programs that actively involve community business persons in the education of the community's children and in high educational achievement. 5. The City will work with area schools and Kellogg Community College, Western Michigan University and other institutions of highe·r education to promote lifelong learning opportunities for all Battle Creek citizens. 6. The City will support area-wide efforts to promote the rational consolidation of area school districts so that public tax dollars are wisely spent, all children receive an equal quality education, and duplicate provision of services and facilities is avoided. Technical Report Page 4-23 �VISUAL CHARACTER Goal 1: Battle Creek is a beautiful and well maintained city. Objectives: • Promote a high standard of building, landscape and other property maintenance citywide. • Maintain a consistent enforcement program for building, housing and property maintenance codes. • Through continued coordination with nonprofits and other agencies, encourage and develop incentive programs for exterior renovation. • Ensure that all city-financed infrastructure repairs are of high quality. Policies: 1. The City will work with neighborhood and business organizations to expand paint-up fix-up programs in its residential neighborhoods and commercial areas. 2. The City will continue to enforce building codes and property maintenance ordinances, with periodic review to ensure that the codes can be adequately enforced and that they perform the intended function. 3. The City will periodically review the performance of the building code and zoning enforcement officials, and where needed, provide the support to make improvements. 4. The City will ensure that the standards of work on infrastructure repairs made by the City or on behalf of the City are of the highest quality. City of Battle Creek Comprehensive Plan October 1997 The City will maintain the Sojourner Truth Parkway in an unspoiled condition to reflect its role as a parkway and to provide an attractive, green entrance to the city. Goal 2: Distinct visual characters are maintained in Battle Creek's urban, suburban and rural areas. Objectives: • Develop design guidelines for important districts, corridors, gateways and nodes to maintain their attractiveness and unique character and illustrate their differences as urban, suburban or rural settings. • Encourage property owners and businesses to make improvements consistent with adopted design guidelines. • Develop a city-wide comprehensive signage program that is both functional and visually attractive. Policies: 1. The City Planning Commission will develop and promote design guidelines as part of special area plans and as part of a citywide visual character improvement program to illustrate effective ways for the City and private property owners to improve the appearance of property, especially at gateways to the city. 2. The City Planning Commission will develop design guidelines for new development and redevelopment that illustrate how property owners can improve the visual character of their properties in keeping with neighborhood character and promote beautification of the city. 3. The City will provide incentives in the Zoning Ordinance for new development, Technical Report Page4-24 �redevelopment and rehabilitation projects that complement the significant architectural and open space character of the surrounding neighborhood. 4. The City will provide incentives in the Zoning Ordinance for new development, redevelopment and rehabilitation projects that fit harmoniously with existing natural features, such as wetlands, floodplains and woodlands and provide connections to the linear park. Goal 3: All new development and redevelopment is visually attractive. Objectives: • Use open spaces, landmark structures, streetscapes, natural land forms and stream courses to create a clear development structure and a high quality visual environment. • Carefully integrate new development with the design guidelines prepared for the area, and with the scale, architecture and design of adjacent quality buildings and landscaping to ensure compatibility and harmony in appearance. Policies: 1. The City will widely promote the Beautiful Battle Creek Awards Program .. 2. The City will promote a "greening" of existing, older commercial corridors (such as Columbia Avenue, SW Capital, West and East Michigan Avenue, etc.) through tree planting and other new landscaping, lighting and improvement of walking and biking paths. City of Battle Creek Comprehensive Plan October 1997 3. The City will improve its identity and "green up" key gateways to the City and important districts (through signs, lighting, landscaping, tree planting and creating or preserving open space and landmark buildings where feasible). 4. The City will develop an attractive, comprehensive signage program using a consistent design that makes all of the city's pathways and attractions easier and safer to find while reducing unnecessary clutter and redundant signs wherever feasible. CITIZEN ATTITUDES/OPPORTUNITY Goal 1: Battle Creek is a diverse community showing respect for racial, cultural, religious and individual differences and providing equal opportunity and access to services. Objectives: • Encourage programs that recognize and publicize the accomplishment of people from diverse backgrounds, especially those who contribute their time and talents on a volunteer basis. • Celebrate the benefits of diversity in the community. Policies: 1. The City will actively celebrate the voluntary contributions of civic and special interest groups in community projects through publicity, commendations and awards. 2. The City will provide opportunities for civic and special interest groups to contribute to community betterment. Technical Report Page 4-25 �Goal 2: Battle Creek benefits from the cooperation and contributions of all groups within the community. • Objective: • Civic and special interest groups contribute and cooperate in almost all community projects. • Policies: 1. The City of Battle Creek will promote enhanced understanding and tolerance among people of diverse backgrounds. 2. The City will actively celebrate the efforts of residents who promote enhanced understanding and tolerance among people of diverse backgrounds. 3. The City will actively celebrate the accomplishments of residents from diverse backgrounds. INTERGOVERNMENTAL COOPERATION Goal: Battle Creek cooperates with surrounding communities to achieve mutual benefit in the provision of services, in interjurisdictional planning and in the coordination of development regulations. Objectives: • Promote opportunities for metropolitan improvement through existing county, city, business and other organizations such as AMSA. • Develop a shared set of policies as a framework for decision making between governmental entities. • Jointly develop a metropolitan plan for planned infrastructure and utility service expansion. City of Battle Creek Comprehensive Plan October 1997 • Coordinate costs, timetables, responsibilities and resources to continue upgrading all other public services and facilities. Review existing mechanisms for dealing with issues of greater than local concern and, if inadequate, revise them or establish new ones with the support of municipalities within the metropolitan area. Establish special ad hoc committees to aid communication among local governments and to ensure adequate public participation. Policies: 1. Following adoption of this Plan, the City Commission will first explore with AMSA, and then, invite representatives of all abutting jurisdictions to participate in preparation of a coordinated land use and infrastructure plan for the metropolitan area. The plan will focus on: • a shared set of policies as a framework for decision-making between jurisdictions; • the physical location of and policies related to the planned expansion of infrastructure and public services; coordinating costs, timetables, • responsibilities and resources to continue upgrading major public services and facilities; • compatibility between land uses along the borders of each jurisdiction; • establishing procedures for dealing with issues of greater than local concern (e.g. regional job development, regional transportation or other infrastructure improvements, Technical Report Page 4-26 �coordinated preservation of open space and regional parks/trails initiatives, significant threats to water or air quality, etc.); • the pros and cons and feasibility of additional consolidation of governmental units and school districts in the metropolitan area; • mutually supportive measures to enhance new job formation in the metropolitan area; • establishing more effective means for communication between and among local governments along with adequate opportunities for public input and • identifying opportunities for improvement through new partnerships that also involve business and other nonprofit organizations. 2. The City will explore use of AMSA as a vehicle to provide a continuing forum on metropolitan land use and infrastructure issues. If changes to the structure, role and function of AMSA are needed to accomplish this purpose, they will be proposed for action by AMSA. 3. The City will continue to actively participate in BCATS planning for metropolitan road improvements and support BCATS in its efforts to secure additional road funds from the state and federal government. 4. The City will encourage BCATS to begin planning for a major new east-west arterial north of Battle Creek with connections to an improved north-south arterial east of Battle Creek in the vicinity of or along 11 Mile Road, which would be built after 2020. City of Battle Creek Comprehensive Plan October 1997 BALANCING CONFLICTING POLICIES Goal: Preserve the integrity of long-term strategies for growth and redevelopment of Battle Creek inherent in the policies of -this Plan. Objectives: • Prepare a set of procedures and guidelines to achieve consistent resolution of conflicts between policies in this Plan and other policies in place in the city. • Periodically review the goals, objectives, policies and land use arrangements proposed in this Plan to ensure they remain appropriate to guide future land use and infrastructure change in the city. Policies: 1. The Planning Commission and Planning Department shall, within three months of the adoption of this Plan, prepare a set of procedures and guidelines to follow in resolving conflicts between policies in this Plan, other policies in place in the City and future land use decisions. To the maximum extent feasible, these procedures and guidelines shall attempt to resolve: • conflicts between policies in favor of solutions that promote the long-term interests of the City over short-term considerations. • conflicts between policies in favor of solutions that promote preservation of the integrity of this Plan as an instrument to guide land use and infrastructure change consistent with the Technical Report Page 4-2 7 �common vision of the future inherent herein. This may mean favoring consistent application of policies,-prepared with broad citizen input, over the narrow interests of proposals which fail to address broader citywide interests. 2. The Planning Commission and Planning Department shall thoroughly review and update this Plan (if necessary), at least once each five years. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 4-28 �Chapter Five Plan Recommendations INTRODUCTION This chapter presents future land use and infrastructure maps designed to implement the goals, objectives and policies presented in Chapter 4 and to anticipate community 'land use arrangements for 20 to 30 years. These plan recommendations have been formulated based on information in the preceding chapters, including: • • • • • • An analysis of existing conditions An evaluation of the impact of city and regional trends A vision for the future developed from community input Projected future land use needs if current trends continue The characteristics of vacant land and Community desire for a strong employment base Alternative 1: Zoning-based Future. This - alternative future (see figure 5-1) illustrates what Battle Creek would look like at full build out if no changes were made in the existing zoning. This alternative is based largely on planning principles that are one to three decades old and which probably did not take the combined resources of the city and the former Battle Creek Township into consideration. This "baseline" future would result in: • • • • • FUTURE LAND USE Alternative Land Use Futures The process of developing a future land use plan began with the preparation of three alternative future scenarios for the buildout of the entire City of Battle Creek, beyond the year 2020. These alternative futures were presented to the Advisory Committee, the Planning Commission, the City Commission and the public in a series of meetings and focus groups. The three alternatives are described below. A more quantitative comparison of the alternative futures is provided in table 5-1. City of Battle Creek Comprehensive Plan October 1997 • • Large, single use zones A largely auto-dependent community Housing segregated by type and cost, with new housing in independent subdivisions, rather than cohesive neighborhoods A limited number of large suburban commercial corridors and nodes A limited number of large job concentrations (including the ultimate development of the Fort Custer Military Reserve) Scattered and unconnected parks and minimal open space preservation Infrastructure extensions which are driven by demand, rather than used to shape growth and serve new development cost effectively Alternative 2: Trends-based Future. This alternative future (see figure 5-2) illustrates what Battle Creek would look like if there were no strong policy framework and zoning were modified in response to development demand to maximize short-term Technical Report Page 5-1 �( ( Table 5-1 Comparison of Three Alternative Futures Jobs Neighborhoods Shopping Parks and Open Space Assumptions Zoning-based Future 5,000 acres new industrial, office and commercial land. About 40,000 new jobs. Over 76,00 total jobs. 13,000 new housing units (6,200 acres) . 31,000 new residents. 86,000 total population. Enough new population to support 2 new grocery store/shopping. centers 18% of total city land area at build out Trends-based Future 3,800 acres new industrial, office and commercial land. About 30,000 new jobs. Over 60,000 total jobs. 5,300 new housing units (3,600 acres). 13,000 new residents. 68,000 total population. Not enough population to support a new shopping center. 25% of total city land at build out Vision-based Future 5,000 acres new industrial, office and commercial land. About 40,000 new jobs. Over 76,000 total jobs. 13,000 - 15,000 new housing units (5,000 acres). 31,000 - 35,000 new residents. 86,000 - 90,000 total population. Enough new population to support two new grocery store/shopping centers. 30% of total city land at build out Fort Custer Military Reserve developed for industrial use. All future residential development at maximum permitted densities. All agriculturally zoned land developed as ) -acre residential lots. No new major parks/open space. Fort Custer Military Reserve remains undeveloped. New industrial development along I-94 on the west side. Continuous office/commercial development along I-94 corridor. I-94 overbuilding leads to disinvestment in other already developed commercial areas. New residential development at decreasing densities. Some new park/open space development. Fort Custer Military Reserve remains undeveloped. New industrial development along BL-94 on west side. New development more compact; jobs and commercial opportunities more evenly distributed. Variety of housing types in new neighborhoods with easy access to schools, open space. Greater preservation of environmental resources; linked open space system City of Battle Creek Comprehe11sive Pla11 October 1997 Tech11ical Report PageS-2 �Legend •• • •D Pennfield Twp. M-96 • Industrial Office, Commercial Multi-Family (R3A-HDMF) (over 6 du/acre) Sin gle Fi,mily Residen tial (R1C-R2) (4-6 du/acre) Single Family R esidential (Rt 8 ) (2-4 du/acre) Single Family Residential (RI A, Rl R) (t-2 du/acre) Agricultural (AG) •• • (1 du/acre) Schools Parks Open Space ll Drin N . ' ..... . 0 1/2 Mile I Mile 2 Miles Land Use Alternative 1 - Existing Zoning ~ I_J I Figure 5-1 B Dri\'c S oon 9/96) -----+-- - -- - - - - - - Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company_ A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-3 �,...; < ;: e z J ' Legend • ~ • Pennfield Twp. M-96 ~ • Industrial Declining Industrial Office/ Commercial Declining Commercial Multi-Family (over 6 du/acre) Declining Neighborhoods Single Family Rcsidcntinl (4-6 du/acre) ~ C = 0 u • • • 0 0 N ( = e -= c,s l-9-1 ~ B Drin N 1/2 Mile I M ile 2 Miles Single Family Residential (1-2 du/acre) Single Family Residential (0.2 - 0.5 du/acre) ~ Schools • Parks • 0 Single Family Residential (2-4 du/acre) Open Space Figure 5-2 Land Use Alternative 2 - "Trends - Based" 11 llrin• S (1 0/29/96) Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK PageS-4 �marketability and profitability. This more reactive planning approach would likely result in many of the same characteristics which the Zoning-based Future would produce (largely because of the existing "over zoning" of land) as well as: • • • • • Decreases in development density with increased land consumption and sprawl Increased costs to provide infrastructure and public services An accelerated "siphoning" of public and private investment from older, developed areas to new growth areas (especially along 1-94) Increased traffic congestion and reduced ability to provide efficient transit alternatives Increased isolation/decreased accessibility to jobs and shopping for lower income neighborhoods Alternative 3: Vision-based Future. The third alternative (see figure 5-3) illustrates what Battle Creek would look like if the community could craft a policy and regulatory framework that translates the Vision Statement and the goals and objectives into reality. This alternative would likely be quite different that the two preceding "futures." • • • Growth would be more compact, with incremental expansion of already developed areas guided through planned infrastructure extensions. While a range of housing densities and costs could be provided in newly developing areas, housing densities would be somewhat higher on average (than in the other alternative futures). With appropriate incentives and regulations, extensive open space could be preserved to protect the functioning of important environmental systems; City of Battle Creek Comprehensive Plan October 1997 • • • • • • these open spaces would also define and link groups of neighborhoods and employment centers. Housing, jobs and shopping would be more evenly distributed throughout the city and would be more closely integrated with one another; the scale of any given single use zone would be smaller. The cost of providing infrastructure and services to new development would be lower as a result of more compact, denser development patterns and smaller increments of infrastructure expansion. The value of existing infrastructure investments could be maximized by guiding new development and promoting reinvestment in older, already developed areas. Downtown's viability would be protected and enhanced to benefit the entire community and to help to increase the attractiveness of near-downtown neighborhoods. Mobility/accessibility would be increased for those who do not drive because land use patterns support walking, biking and transit; all residents would be less auto dependent. Battle Creek would be able to offer a distinctive alternative to typical urban and suburban development and gain a competitive edge by offering an enhanced quality of life and a wider range of housing/lifestyle choices. The alternative futures were reviewed in two Town Meetings, by the Planning Commission, the City Commission and in seven focus groups. There was a high level of agreement among all groups that the vision-based future represented the best overall land use approach for the City of Technical Report Page 5-5 �Legend Pennfield Twp. • • • I n<lustrial Office / Comme rchll M ulti-Fa mily (ove r 6 du /1,cre) Sin gle Fa mily Residentia l (4-6 <lu/acre) D • • S in gle Family Res ident ia l (2-4 du/acre) Single Family Res idential (1-2 du/acre) S ingle Family Residentia l (0.2 - 0.5 du/acre) Schools ( • • i.: ~{:. , . ,, P~lrks (New + E xisting) Open Space (Wetlands, Woods , Riparian Corridors) 'Special Land Use' at Harts Lake I! Dri l'c N Figure 5-3 0 1/2 Mile I M ile ll Dril'C S ::? Milrs Land Use Alternative 3 - "Vision - Based" (10/29/96) Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-6 �Battle Creek. As the preliminary land use plan was developed, certain modifications were made to the vision-based alternative to reflect comments received from Planning Commissioners, City Commissioners and Town Meeting participants. Planning Principles The future land use arrangements shown in figure 5-4 were determined based on 'technical considerations -- such as compatibility with surrounding land uses, natural capacity of the land to accommodate particular uses and the practical provision of necessary infrastructure and services -- and community-specific considerations, including consistency with the vision, goals, objectives and policies. The following planning principles are the technical foundation in support of the future land use plan. The planning principles listed below will be implemented primarily through infrastructure improvements and zoning regulations and applied during the site plan review process. • • • • • • • 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 City of Battle Creek Comprehensive Plan October 1997 minimizes public service costs (especially for relief efforts). It may also create a valuable buffer or open space between uses and help to insure compatibility. · Protection of Public Health and Safety Key situations in which this principle is applied include: • A voiding construction in areas which present natural hazards. In Battle Creek these include areas at high risk from flooding, saturated soils and wetlands; soils not well suited for support of foundations and steep slopes. • A voiding construction in areas with soils contaminated by hazardous and/or toxic waste until they have been cleaned up and certified for reuse. 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, 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 development 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 Technical Report Page 5- 7 �( Legend Pennfield Twp. • • • •~ •• Industrial Use Downtown M ixed Use Office/Com mcrcin l Mixed Use C orridor Neighborhood Support Uses Hi toric Re- use O,•erlay M ulti- Fa m ily Resi dential (O,·er 6 dwellings per acre) Single Fnmily Residential (4-6 dwelli ng units/ncre) • • • ® • • ~ ::E ( 1-9 4 •- Si ngle Fa mily Residentinl (2-4 dwelling u nits/sere) ingle Family Residentin l (1-2 dwelli ng units/acre) Ingle Fn mily Residential (Less th 11n 1 d welling /acre) ew Residen tia l I nfill iles In stl rutionaVSchonls Parlif, Cemeteries, Golf Courses New Schoo l and Pa r k Sites Propo ed Pnrks/Prcsen-cs Open pace (Wetla nds, Woodlands, Ripa_r ia n Cor ridors) Lin ear P11rk Ex pansion Specia l Use al Harts Lake • • • • 8 Or ivc N ~ Urba n Sen·ices Boundary 10 Yea r 2020 Agricultura l Zo ne to Year 2020 Figure 5-4 0 1/2 1ilc 8 Orh e S A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK lilc 2 M il(•S Future Land Use Map Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 5-8 �the impact of activities where the water meets the land. Environmental quality is best preserved by planning for appropriate land use activities along streams and rivers, 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 utility extensions can be most economically provided. This also results in compact development 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 extension 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 near 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, everyone's gasoline expenditures are reduced and fossil fuel supplies are conserved for future use. Travel times are also reduced and, if auto, pedestrian and bicy~le travel are planned for, modal opportunities are increased. City of Battle Creek Comprehensive Plan October 1997 · Ensuring 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 compatible land uses may not remain a good place to live without a job base that offers sufficient wages to support families. Not all jobs that support families living in Battle Creek need to be located within the city because excellent transportation facilities connect to other job locations. Nevertheless, without an expanding job base in the city, the cost of public services will be increasingly borne homeowners in the future. New jobs in abutting townships will help meet this need, and may help pay for certain direct public service costs (like sewer and water, if provided by the City), but will not help to pay for broader public service costs unless located within the city. Technical Report Page 5-9 �Future Land Use The future land use plan (figure 5-4) illustrates the proposed pattern of development in Battle Creek at full build-out using the vision-based alternative as a starting point. However, the future land use plan also illustrates an urban services boundary (the geographic area within which full urban services will be provided) to the year 2020 and the staging of development 'after that target year. The future land use plan is a pictorial extension of the Comprehensive Plan's goals and policies. Together, the map, goals and policies are designed to promote orderly development and ensure that appropriate areas are available for all classes of land use anticipated to be needed within the City of Battle Creek during the planning period (roughly 20 to 30 years) based on existing population and job growth trends. The 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. Development that overextends services, or that places a financial burden on existing residents and businesses can be avoided. The City and utility companies can adequately plan for the services needed in developing areas and ensure that adequate land has been anticipated for all necessary uses. Each of the major classes of future land use is described below. Specific locations are discussed to illustrate a concept or to explain the land use arrangement as it applies differently to different areas within the city. Parks and Open Space. This category includes existing parks and recreational resources, environmentally sensitive or City of Battle Creek Comprehensive Plan October 1997 "natural resource" areas and rivers. Natural resource areas include wetlands, floodplains, woodlands, creeks and drains. Some of these areas present severe limitations for development. However, these areas also • offer the opportunity for Battle Creek residents to enjoy the outdoors if these places are preserved and made accessible through planned corridors linking to existing parks and open spaces. Natural resource areas provide other public benefits, such as wetlands filtering and storing storm water, streams and creeks draining storm water from land and woodlands improving storm water infiltration and providing habitat for a wide range of plants and animals. The future land use map shows a network of open space corridors weaving through the city. Not only does this place designated open space relatively close to all residents, it provides a potential for environmental educational and routes for linear recreational experiences such as jogging, walking and bike riding. Where possible, these open space and natural resource corridors should link with existing and proposed "standalone" parks and schools. Within the parks and the open space network, buffers for sensitive environments (such as wetlands, drains and woodlands and greenbelts along rivers, lakes and drains) should be provided on city-owned lands (or easements where they can be obtained) and encouraged on private lands. If water quality and habitat protection concerns become critical, the City should adopt setback and greenbelt ordinances. Before lands are proposed for extensive development in an area, future school and park sites should be acquired. Two combined school/park sites are shown on the future land use map. These are located near Technical Report Page 5-10 �Gethings and Stone Jug Roads and north of Watkins Road east of Helmer Road. Six proposed park/preserve sites are identified for future development. • Near downtown • North of Goodale Road • At the west end of Goguac Lake • West of Helmer Road north of Watkins Road • At Harts Lake • In the far southwest comer of the city These proposed parks and school/park sites will improve access to recreation for residents of some already developed neighborhoods and provide parks for future residents as new neighborhoods are developed. Battle Creek has long utilized school sites to expand access to park experiences for residents. This approach should continue in the future because new park site acquisition and development is costly, especially in already developed neighborhoods. Nevertheless, expansion of the linear park and acquisition of rights to natural resourcerelated corridors are also important. Residential Neighborhoods. In the future, the majority of Battle Creek's land area will be devoted to residential land use. The future land use plan promotes residential densities that will support a full complement of urban services, such as sewer, water, transit, police, fire and infrastructure maintenance. The plan does not promote wasteful sprawl. As shown on the future land use map, residential land use should occur in higher densities around the downtown, near major intersections and commercial clusters and along major corridors. This will help to reduce traffic congestion because more people will have a City of Battle Creek Comprehensive Plan October 1997 shorter distance to drive to work and shopping, or can walk, bike or take advantage of transit services. The lighter tone residential areas represent · areas of moderate to lower densities. Many of these areas are already built at densities under four units per acre. Because a residential density of less than four units per acre is not economical to service with sewer and water, these low densities should only continue to be built in limited areas that are not easily serviced by utilities, or which have already been partially developed at this low density. Allowing extensive development without sewer and water service will squander the city's valuable land resources and foreclose options for future generations. Large lot, low-density residential development options are widely available in other jurisdictions outside of Battle Creek. Figure 5-5 illustrates a model for the development of new residential neighborhoods in Battle Creek. This model suggests the development of neighborhoodscale service and civic uses (shopping, daycare, school, church) as an activity focus at the heart of the neighborhood where major streets intersect. Higher density residential development is located within and immediately adjacent to this neighborhood core with lower density residential development at the neighborhood edges. Open space corridors help to define the neighborhood's boundaries and link it to other parts of the city; green space linkages tie the neighborhood core to residential developments and to major open space corridors. Technical Report Page 5-11 �Figure 5-5 New Neighborhood Model M~joy- ?t,ee--r/ C;,o//e,e,,"ll)y- A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-12 �Older neighborhoods should have help from the City and housing non-profits in the form of technical assistance, code enforcement and housing improvement incentives in a joint effort with the Neighborhood Councils. Many of these areas provide valuable stock of affordable houses. A diagram of recommended neighborhood preservation strategies is presented in figure '5-6. In this diagram, the following number and letter key is used. Neighborhood Types 1. Stable neighborhoods 2. Neighborhoods in transition 3. Declining neighborhoods 4. Deteriorated neighborhoods 5. Residential conversion to nonresidential use Improvement Strategy Phasing A. Begin within the next 1 to 3 years B. Begin within the next 3 to 5 years C. Begin beyond 5 years D. Ongoing efforts The defining characteristics of each neighborhood type and the strategies suggested for preservation and improvement are summarized in table 5-2. Design guidelines should be prepared for all areas being developed (and especially newly developing areas) to address issues of visual quality, community character and environmental protection. Design guidelines would provide a range of approaches to development that enhance property values and residents' quality of life and support broader public purposes such as linked open space, natural resource City of Battle Creek Comprehensive Plan October 1997 protection, efficient provision of public services, high visual quality and other public interests. Mixed with the existing neighborhood · residential areas in the future land use map are seven proposed residential infill sites. The City should encourage housing construction in these undeveloped areas within existing residential neighborhoods. Residential infill development should reflect the character of the surrounding homes. As infill and rehabilitation projects are mounted, the City should work with the developers and Neighborhood Councils to consider whole blocks, and not just individual sites so that neighborhood character, parks, linear park links, day care, neighborhood commercial and other factors that contribute to the vitality and viability of the neighborhood are incorporated. While it is important that there is a mix of housing, from the affordable end of the range to the high end, the City should provide incentives so that a portion of the infill or rehabilitation projects can be structured to provide affordable housing. One historic re-use overlay area is identified on the map. In this area, historic homes are used for other purposes, such as group homes and professional offices. The City should ensure that the historic character of these buildings is preserved and that new uses do not conflict with the residential character of the neighborhood. It will be important for the City to begin developing subarea or neighborhood plans that refine the general concepts in this future land use plan. These subarea plans can adapt the future land use plan concepts to Technical Report Page 5-13 �, -~ Legend 1. Maintain Stable Neighborhoods • • • Protect from encroachment Maintain Infrastructure Provide links to parks, open space 2. Restabilize Neighborhoods • • • • C All of the above, plus: Expand low interest Joans Promote home purchase Restrict conversions 3. Revitalize Neighborhoods • • • • ( All of the above (1-2), plus: Promote housing rehab, incremental infill Consider tax freeze, abatements, reverse mortgages Maintain, improve parks, organize spring clean-ups 4. Redevelop Neighborhoods 1-94 • • • • All of the above (1-3), plus: Clear vacant homes Acquire/assemble vacant sites for new housing redevelopment/infill Improve infrastructure S. Convert to Non-Residential Use (4 /:; ·:·.._· ~,• .... (-:\ 1-i<: : l" , •• · ~.: .. :- .. :: ~ .:,.,\·>.-·>::) : . / . ·. .J - ~~ : :~/-.:::•{~ i ... ~ . . .,. ·.· ,-· ,• : • • • n Drive N ~ •, -~ .. «.'\ '""'. '•. ~ _1 ____ I I \ . .. '--... .. . ~-0' I I_J Acquire/assemble lots Provide resident relocation if necessary Improve infrastructure Figure 5-6 0 1/2 M ile I Mile ] 2 Miles l Neighborhood Preservation Strategies D Drives~ Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-14 �Table 5-2 Existing Neighborhood Characteristics and Preservation Strategies Defining characteristics Stable Neighborhoods High owner occupancy. High construction quality. High housing value; desirable location .. Neighborhoods in Transition High owner occupancy. 'Moderate to high quality construction/maintenance. Stable to slightly decreasing values. Losing ground as a desirable neighborhood. Declining Neighborhoods Decline in owner and long-term occupancy. Increasing rental. Conversion of single to multifamily. Moderate/poor quality construction/maintenance Declining values. Deteriorated structures. Not a first choice neighborhood. Deteriorated Neighborhoods More rental than ownership. Poor quality construction/maintenance. Many deteriorated structures, vacant homes and lots. Lowest property values. Neighborhood of last choice. Conversion to Non-Residential Use As above. City of Battle Creek Comprehensive Plan October 1997 Strategies Protect from non-compatible uses . Provide/enforce effective maintenance codes. Maintain infrastructure. Provide links to parks/open space system. All of the above strategies, plus: Expand low interest loan programs. Enforce building codes. Promote home purchase. Restrict conversions to multifamily. Register/regularly inspect of rental units. Organize/reinforce block clubs. All of the above, plus: Tax freeze/abatement on renovation/improvements. Bring tax delinquent homes to non-profits more quickly. Consider reverse equity program for seniors. Acquire key sites/lots for rehab, or demo and infill. Repair/resurface streets, sidewalks, lighting. Maintain/improve parks. All of the above, plus: More aggressive clearing of vacant Jots/structures. Strategic assembly of blocks for redevelopment. City-sponsored clean-up efforts. Consolidate or remove encroaching non-residential uses . Provide infrastructure improvements coordinated with redevelopment Clearance and assembly for redevelopment. Infrastructure improvements coordinated with redevelopment. Technical Report Page 5-15 �the specific development opportunities and constraints and the particular needs and existing character of the individual neighborhoods. Industrial. Industry should remain an important sector of the Battle Creek economy. The future land use plan allocates a substantial land area to industrial use to help ensure a viable industrial setting. 'Industrial uses include manufacturing production as well as research, design, engineering, administration and transport. The future land use plan fosters both new industrial development in or near established industrial parks, such as Fort Custer, and redevelopment of abandoned, brownfield sites, such as those just to the west and east of downtown. Industrial land uses are located in three primary areas on the future land use map. • • • East of the downtown between Business Loop 1-94 and Verona Road West of downtown, through the City of Springfield past Bedford Road The west portion of the city from the river on the north through the Interstate 94/Business Loop 94 (West Columbia Avenue) interchange on the south (known as the Fort Custer expansion area). These areas are suitable for industrial development because of existing railroad access, highway and airport access to the west portion of the city and availability of undeveloped land or previously developed industrial land for which municipal services are already in place. quality and to provide public access to the river banks. Other buffering corridors separate industrial areas from proposed and existing residential areas, such as south of Columbia Avenue west of Helmer Road. Industry is proposed as a suitable land use surrounding the airport due to the high noise levels associated with the flight patterns and because many industries benefit from a location close to airport facilities. The existing residential and commercial area located just north of 1-94 on West Columbia A venue has been retained on the future land use map. Depending on the timing and nature of new industrial development in the surrounding area, however, future review and re-evaluation of land use in this area may be warranted. The amount of land area illustrated on the future land use map for industrial use should be adequate well beyond 2020. A portion of the industrial area along Interstate 94 at the western edge of the city would not be eligible for extension of full urban services until industrial sites already served by urban services, or closer to them, are developed. Within the industrial areas, the City will seek to ensure the protection of air, soil and water quality. Where contamination already exists, the City will work in partnership with industry, state and federal agencies, Battle Creek Unlimited, Neighborhoods, Inc. and other nonprofits to prepare plans for cleanup and redevelopment. Redevelopment plans should include the identification and prioritization of sites for cleanup, needed infrastructure improvements, phasing of the The industrial areas nearest downtown are buffered from the river to protect water City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 5-16 �steps and costs and responsibility for completion of the cleanup. The Planning Commission can support the redevelopment of these areas through appropriate zoning changes and capital improvements once redevelopment plans are in place. Commercial. Future commercial development should occur in compact clusters or planned centers throughout the 'city. On the Beckley Road corridor and along I-94, new commercial development is desired to capitalize on the strong regional market created by the interstate corridor, but only in defined locations. This will ensure that new development along I-94 does not undermine the viability of existing commercial areas, or commercial reinvestment, in other parts of the city or compromise the integrity of existing residential neighborhoods south of Beckley Road. Some of the city's commercial corridors are in decline either because there is not a sufficient number of nearby residents to support those businesses, or due to competition from new development elsewhere. Battle Creek wishes to encourage the redevelopment of those declining areas at the same time it capitalizes on the development potential of greenfield sites. The City will examine ways to encourage viable commercial redevelopment in declining commercial areas, including facade, sign, lighting and streetscape improvement programs; revision of the zoning code to permit a mix of uses, such as small commercial, neighborhood support, office and residential development in close proximity and by focusing infrastructure repairs and improvements in those areas. City of Battle Creek Comprehensive Plan October 1997 A diagram of existing commercial corridors classified by type (A - D) is presented in figure 5-7. Table 5-3 describes the typical conditions in each corridor classification and presents recommended strategies for · improvement. The City of Battle Creek can work with other business development agencies to assist property owners in other commercial areas in the city (such as Roosevelt and North Avenue, Dickman Road, and East Michigan Avenue near Union Street), to help maintain the commercial viability of those properties as necessary in the long term. The City should develop design guidelines for the different scales of commercial development, such as regional shopping centers, city-serving shopping clusters and neighborhood commercial service nodes. Design guidelines provide direction and ideas for property owners in fixing up their businesses to better attract customers and to contribute to an attractive cityscape. The City should also provide incentives and support for property owners to apply the guidelines. Mixed Use. While some mix of land uses is important to the vitality of the city and the viability of businesses, the City will need to examine its zoning ordinance to ensure that permitted uses do not encroach on another in a negative manner. The future land use map displays three areas that include residential and commercial land uses. These are: • Downtown Mixed Use. This area would continue to include restaurants, stores, hotels, private and public offices, educational institutions, entertainment, parking and open spaces. Residential development, especially above commercial/office uses is encouraged. Technical Report Page 5-17 �Figure 5-7 Older Commercial Corridors - Revitalization Strategies ~l ~0 ~ O -~ - ._I Morgan . .lf0 ~ J .. Gclhings A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-18 �Table 5-3 Older Commercial Corridor Types and Improvement Strategies Corridor Type/Characteristics Improvement Strate2ies All corridors Encourage coordinated parking and shared drives. Improve parking area screening. Screen/buffer adjacent residential. Improve visual appearance (facade, sign, streetscape improvements). Provide technical/financial assistance for facade and sign renovation. Establish agency responsible for coordinated marketing/business recruitment. Support formation of area business groups to coordinate public/private improvements. Type A (SW Capital, NE Capital at Emmet, W. Michigan) Limited parcel depth. Limited/insufficient off-street parking. Narrow building to curb dimension. Buildings in need of renovation mixed with housing. Type B (Urbandale) Newer construction; more rehab ; some renovation needed. Some converted residential units . Some limited depth parcels. Some insufficient off-street parking. Varied building to curb setbacks. Type C (Columbia Avenue) More generous parcel size; some smaller parcels. More consistent commercial use. More off-street parking; some parcels lack adequate parking. Larger building to ·curb setbacks. Difficult pedestrian access. Older buildings need updating. Uncoordinated signage and visual appearance. Redevelopment/land use compatibility issues near Goguac Lake. Type D (NE Capita/Avenue) Concentration of historic homes , churches. Large lots, deep setbacks. Limited off-street parking; parking conflicts with historic character. Conversions to non-residential use. Historic rehab and signage issues. City of Battle Creek Comprehensive Plan October 1997 Consolidate parcels, as needed, to improve redevelopment opportunities. Acquire/clear select properties to provide off-street parking. Consolidate parcels to improve redevelopment opportunities, as needed. Improve pedestrian crossing safety. Encourage shared parking. Improve pedestrian crossing safety. Encourage mixed-use redevelopment at Goguac Lake. Develop overlay zone for appropriate re-use of historic buildings. Technical Report Page 5-19 �• • Mixed-Use Corridor. A mixed-use corridor contains commercial, office and residential (most likely multi-family or high density residential) uses. Neighborhood Support Uses. These include convenience stores, gas stations, groceries, hardware, cafes, doctors, dentists and other small-sized facilities. _Where commercial land uses abut residential uses, adequate buffering standards should be adopted. It will be important that commercial uses not be permitted to incrementally expand into residential areas, diminishing the buffering effect or the integrity of the other uses. Between the Fort Custer Military Reserve and the Industrial Park, is the special area surrounding Harts Lake. This area should be developed as a mix of uses that includes recreational, entertainment, possibly a conference/training center and, if feasible, limited specialty retail and restaurant uses. The area is environmentally sensitive and has natural beauty. The City should ensure that those qualities are maintained. Agricultural. The agricultural area is located in the southwest portion of the City. In the 1990s, fallow undeveloped and actively farmed land still existed. Most of this area was not served by municipal sewer and water. Farming should continue to be permitted and encouraged until sewer, water and improved roads are available to accommodate more intensive land use. The agricultural area should serve as a type of land bank for the city into the future . At the projected rate of population growth, only a small part of the city's undeveloped land should be needed by the year 2020. The balance of the undeveloped southwest portion of the city should serve as the land City of Battle Creek Comprehensive Plan October 1997 resource beyond 2020. If it is developed according to trends in the 1990s, it could be developed in a piecemeal fashion, at low density and long before 2020. If that were to occur, the city would run out of developable land, and would face the prospect of stagnation or costly redevelopment. It would also miss the opportunity to provide new urban living opportunities to thousands of new residents. The City should not provide sewer and water service to this agricultural area until land adjacent to already developed areas is utilized for new residential, and to a small extent, for new commercial and industrial purposes. In the meantime, the land should continue to be used for agriculture and very low density residential use (about one dwelling unit per 40 acres). Some portion (but not all) of the agricultural zone could be permitted to be developed as low density residential, with one to two dwelling units per acre (see figure 5-8). This should occur only in areas suitable for septic systems and wells and not easily serviced by sewer and water. This density is insufficient to support extension of sewer and water without a subsidy by other City residents. The City should obtain the development rights to open space corridors and sensitive environmental lands within this area as soon as feasible, so that when future development does occur, it will be possible to create extensions of the linear park cost effectively to link recreation features. Technical Report Page 5-20 �Figure 5-8 Cluster Residential Development Option in Proposed Agricultural Zone Cluster Residential - - - - - - - . . 10 dwelling units on 1 acre lots ,.,. Remainder of Land Available for Future Development I t ------·--- 100 Acre Parcel • 2.5 Dwelling Units Allowable with Proposed Agricultural Zoning (1 dwelling unit/40 acres) · • Up to 10 Dwelling Units Allowed as Cluster Residential Development, with Special Use Permit (1 dwelling unit/10 acres, clustered on one acre lots) A COMPREHENSNE PLAN FOR THE CITY OF BATTLE CREEK Page 5-1 ! �More Detailed Planning and Plan Revisions The future land use map and plan recommendations provide a conceptual level of detail. It is important for citizens to understand them at a general level to see the relationship of the parts to the whole, without getting sidetracked in the details of one neighborhood, street or block. However, more detailed subarea and 'functional plans should be prepared that expand upon this Comprehensive Plan and are consistent with it, so that various approaches to implementation can be proposed and evaluated. The process of developing refinements to the Comprehensive Plan should be open to different stakeholder groups and the general citizenry, so that an understanding of proposals can be developed and the refinements can be molded to fit citizen needs. Given different population and job growth projections, application of the same principles and concepts which are the foundation of this Plan could lead to different land use arrangements. However, these differences would relate more to the extent of particular land uses rather than to their location or relationships to adjoining uses. For example, if a large mixed-use development (e.g., 400 single-family dwelling units plus some commercial) were built near the city or if a large single employer (e.g., an auto manufacturing facility) decided to locate in or near Battle Creek, it would be necessary to re-examine the land use arrangements in this plan. Similarly, the plan would require reexamination if the City of Springfield and one or more adjacent townships wanted to develop a joint, regional plan. Likewise, because of changing conditions, it is crucial City of Battle Creek Comprehensive Plan October 1997 that the plan be reviewed and updated at least once each five years to insure its continued relevance in planning for future land use needs. · ZONING PLAN The Battle Creek Zoning Ordinance has and will continue to serve as the principal dayto-day regulatory tool in guiding land use change. However, this Plan will serve as the new legal basis for an updated Zoning Ordinance. This section outlines changes to the Zoning Ordinance needed to implement the goals, objectives, policies and future land use map. In addition, more specific neighborhood, park and recreation, commercial corridor and capital improvement plans will be prepared over time and adopted as Plan refinements. These refinements should also be reflected in future modifications to the Zoning Ordinance. Relationship of the Comprehensive Plan to the Zoning Ordinance A zoning map typically reflects the existing arrangement of land uses in a community. In contrast, the Comprehensive Plan focuses on the desired land use pattern for 20-30 years into the future. The zoning map should be based on the Plan and amended incrementally to achieve the recommended future pattern of land use. The timing of zoning change is dictated by the characteristics defined by the Plan's policies as prerequisites. These usually relate to the availability of utilities and the adequacy of road conditions in the area. Zoning maps do not always recognize or support the continuance of every existing land use in a community. Differences between an existing land use and a zoning district are usually the result of one oftwo Technical Report Page 5-22 �reasons. If the present use of a property is incompatible with other uses in the vicinity, the community can use zoning, to prevent additional incompatible development. In undeveloped areas and areas planned for, or in need of, redevelopment, communities sometimes zone land for the desired future use as an incentive to encourage that use to be established. Sometimes, this approach _can result in overzoning an area. "Overzoning" means more vacant or undeveloped land is provided in a zoning classification than can be developed within a reasonable time frame. Overzoning usually leads to scattered development and demands for services which cannot be met cost effectively because development is too spread out. Industrial Use. The current Battle Creek zoning map arguably overzones for industrial uses. The practical effect, however, has not been negative because the utilities necessary to serve this large area on the city's west side are not available-although they are planned to be provided. This extensive industrial zone has also served notice as to the City's plan for this area. There has long been broad public support for extensive industrial use on the west side. Moreover, it is anticipated that the job needs of the entire metropolitan area (not just those of Battle Creek) will be met in this area. Thus, overzoning of land for industrial purposes in this area has been a prudent and rational public policy which this Plan supports. Agricultural Use. In contrast, allowing a large number of low density single-family homes in an agricultural zone is another form of overzoning that usually has negative impacts. It allows residential development in an area whose principal permitted use City of Battle Creek Comprehensive Plan October 1997 (agricultural operations) is often incompatible with the quiet use and enjoyment of residences. This type of overzoning also results in the premature conversion of farmland into lots too small to - farm, but too big to be served cost effectively by public sewer and water lines (unless those costs are disproportionately carried by existing residents, rather than the benefiting land owners). In addition, the total number of dwellings that can be developed in an area is reduced and an inefficient land use pattern typically results. This drives up the cost of housing and often lowers potential tax revenues from this land. Staging Strategy In order for a zoning map (which focuses on the present) to be linked to a Comprehensive Plan (which focuses on the future), a strategy for the staging of land use change must be described. The mapable dimensions of this strategy have already been presented in figure 5-4. The goals, objectives and policies on which this land use plan is based have also been presented in Chapter 4. The basic dimensions of the staging strategy are summarized below. The staging strategy focuses on land use changes in the rural southwest part of the City over the next 20 to 25 years. (Although improvements for older neighborhoods, commercial corridors and downtown will also be implemented over time, most of these improvements are not tied to major infrastructure investments as the infrastructure is already in place.) This strategy the incremental expansion of public utilities and other urban services to facilitate private real estate development at densities that can be served cost effectively. Stated another way, the strategy seeks to avoid the negative impacts of scattered rural Technical Report Page 5-23 �residential development on large lots which, if extensive, would preclude the highest and best use of large parts of this area for decades to come and prevent orderly growth to accommodate a wide range of new job and housing opportunities. The staging strategy is based on the following policies: • Encourage new development in most undeveloped areas of the city at densities sufficient to support the cost-effective extension of public sewer and water, transit, police, fire, ambulance, and other services already provided to developed areas of the city. • Sanitary sewer, storm water and water line extensions shall be made in increments according to the stages established in this Plan (as depicted in figure 5-4) and implemented according to the annually updated capital improvement program. Extension of utility lines or enlargement of the service area sooner than provided in this Plan will occur only when the full costs thereof are borne by the benefiting property owners and/or some great public benefit would result (like major permanent net job creation) by providing service to an area earlier than planned. Great public benefit will include the creation of a proportionate number of new jobs as it relates to the public investment required for those jobs. It will not include the relocation of existing jobs from one site to another within the city limits. Initially there City of Battle Creek Comprehensive Plan October 1997 • • shall be areas of the city with full urban services and other areas with partial urban services. It is anticipated that all undeveloped areas of the city (as its boundaries existed in 1997) will have main line sewer and water nearby by the year 2022. The City Public Works Department will establish and maintain level of service standards for water, sanitary sewer and storm sewer line extension or modification, in order to ensure that total quality service meeting minimum standards will be available throughout the city and in all areas serviced by agreement outside the city. The City Public Works Department will establish and maintain level of service standards for road extension, improvement or modification, and for access from public or private roads to abutting property, to ensure that quality roads meeting minimum standards will be available throughout the city. Once these level of service standards have been prepared, the Zoning Ordinance should be amended to include them. The zoning map should also be amended incrementally to accommodate the planned expansion of the urbanized portion of the City of Battle Creek. In the first phase, to the year 2020, public water and sewer will be extended down Stone Jug Road to Gethings Road, then east to Helmer Road, then south on Helmer to Watkins Road and east on Watkins Road Technical Report PageS-24 �(see figures 5-10 and 5-11). Future phases would extend service west on Watkins Road and south on Stone Jug Road, south on Helmer to Beckley Road and then west on Beckley to the western city limits. The actual timing of infrastructure improvements will depend on many factors, including the robustness of the economy, rate of population increase, market demand for new homes and businesses, financing availability, 'and whether the City pays for all of the costs involved or whether the private sector pays for most of the costs in order to speed the process. It is likely, given the economic track record of Michigan, that the staging will occur in spurts, rather than as a smooth progression. Also, unusual opportunities, such as a state grant, or major private financing of improvements in a particular area may result in extensions in some areas sooner than anticipated in this Plan. The City will use a six-year capital improvement programming process, with annual updates, to program more precisely the extension of utilities, roadway improvements and other public services into these areas. It is expected that all the undeveloped land in the southwestern part of the city will ultimately be made more valuable by the implementation of this Plan, but it is also recognized that some areas will be limited to less intensive uses for a longer time period than others. For that reason, some of the changes to the Zoning Ordinance described in this section (such as cluster development in the agricultural zone) will permit a more intensive use of a limited amount of land earlier than would be most cost effective to service, in order to provide those landowners with an opportunity to City of Battle Creek Comprehensive Plan October 1997 capture significant development value earlier than if they had to wait until full urban services were available. Persons living in the rural southwestern part · of the City of Battle Creek today can expect to enjoy that rural character for some time. However, they should be aware that the eventual expansion of public utilities and full urban services into this area will ultimately result in the conversion of most of the agricultural land into urban development. However, this Plan recommends that extensive linked open spaces and sensitive natural areas be preserved as new development occurs. Agricultural and Rural Residential. The following agricultural and rural residential zoning recommendations relate to implementing the staging plan in the rural southwestern part of the City: 1. Retain areas currently zoned and used as agricultural for agricultural purposes and prevent premature conversion to other uses that would preclude eventual development at urban densities when adequate public services are made available. 2. Parcels that are currently under 15 acres in size within the agricultural zone should be placed into a new R-lRL zoning district. This new district would have a 10-acre minimum lot size to recognize the present size and shape of these parcels and their limited utility for agricultural purposes. 3. Drop the current "by right" minimum lot size of 1 dwelling unit per acre in the Agricultural Zone and replace it with a minimum lot size of 1 dwelling unit per 40 acres. This land should be incrementally rezoned into a more Technical Report Page 5-25 �intensive use district consistent with the future land use plan, once public sewer and water are available to the area. 4. Permit clustered residential development by special use permit in the Agricultural Zone at a gross density of one dwelling unit per 10 acres of the parent parcel (see figure 5-8). The actual size of the lots created would be set by the minimum allowable by the Public Health Department in order to accommodate a septic system, but would not be permitted to be greater than 1 acre. This will allow the land owner some greater development value than one dwelling unit per 40 acres, while retaining the bulk of the parcel for later development (at densities as high as an average of 4 dwelling units/acre) once sewer and water are available. 5. The Single-Family Rural Zone (R-lR) should not be expanded in the rural southwest except to include existing lots already fitting its dimensional characteristics. Commercial. The following zoning recommendations relate to expanded commercial use on Helmer Road both north and south I-94: 1. Do not rezone additional land along I-94 for commercial uses except where consistent with this Comprehensive Plan. 2. Areas zoned for commercial use (C-6 Highway Interchange) south of I-94 at the time of adoption of this Plan are recognized to have been prematurely zoned for intensive business use since no public sewer or water is now available to the area and connecting streets are inadequate to accommodate the level of traffic associated with commercial uses permitted in the C-6 (or related) business zones. However, in order to permit City of Battle Creek Comprehensive Plan October 1997 some business use of these lands prior to the provision of public sewer and water, consideration should be given to creation of an overlay zone which would permit development of a subset of the uses allowed in the underlying zone that do not require public sewer and water and improved roads. The full range of business uses and intensity of use permitted in the underlying commercial zone would be permitted once public sewer and water were available to the site. At that point, the overlay zone would be removed. It may not be necessary to create the overlay zone, since the absence of public water and sewer is already having the effect of limiting more intensive business use in this area. However, if too many low intensity business uses are developed prior to the availability of public water and sewer service, the economic potential of the area will be underutilized and important additions to the tax base will be lost. The adoption of an overlay zone will make a clearer public statement of intent. The following are zoning recommendations related to expanded commercial use on Beckley Road: 1. Prevent rezoning of additional land along I-94 for commercial uses except where consistent with this Comprehensive Plan. 2. Expand development within the existing commercial zoning west on the Beckley Road corridor, only when all necessary utilities and other public services are available and not prior to a demonstrated need for the additional commercial land. (Underutilized retail space in the Lakeview Square Mall and the number of vacant storefronts on older commercial corridors suggest that the Technical Report Page 5-26 �possibility exists for overdevelopment of retail use on the Beckley Road corridor in 1997. As a result, further extension of commercial zoning on Beckley Road is not recommended at this time.) • Schedule of Regulations: Height, area, bulk and related dimensional regulations Table 5-4 depicts the current dimensional requirements of all existing zones in the 'Battle Creek Zoning Ordinance. With the exception of the proposed change to the minimum lot size in Agricultural Zone (AG) described above and the addition of the RlRL zone, no additional changes are proposed. However, it may be desirable to consolidate some of the residential zones if doing so will not create a large number of nonconforming uses. None of the important qualifying footnotes found in the Zoning Ordinance for the dimensional standards listed in table 5-4 are included with the table. Thus, the Ordinance should be consulted for additional detail. In addition, text with strikethrough are standards proposed to be deleted and text in italics are new standards (or zones) to be added. Other Techniques and Relationship to Zoning A variety of techniques not currently used, or only used in a limited capacity in the Battle Creek Zoning Ordinance may have value in the implementation of various strategies in this Plan. The Planning Department will examine each of these techniques and propose their use where appropriate as part of a comprehensive update to the Zoning Ordinance. • Overlay zones to implement detailed subarea plans (corridor, neighborhoods, etc.) • Use of floor area ratio' s (FAR) to preserve more open space in commercial, office multi-family and open space development • • • City of Battle Creek Comprehensive Plan October 1997 • • • • • • • • Extended buffer area provisions along streams, creeks and drainage ways Conservation easements Purchase of development rights (of key farm and wooded land for permanent open space protection) Woodlot protection regulations Affordable housing incentives Incentives to encourage compatible adaptive reuse of older structures Historic preservation districts Access controls Impact analysis methodologies Infrastructure service districts (urban and partial services) Infrastructure level of service standards Any of the following techniques if authorized by the Legislature: • Full concurrency regulations • Transfer of development rights • Official maps • Development agreements • Interjurisdictional project impact review on large scale projects Other techniques that involve local regulations, but which are not a part of zoning regulations may also be of value to update and/or adopt, these include: enhanced housing code enforcement, property maintenance regulations and the preparation of design guidelines. It is also important to note that this Plan includes the following key policy regarding the relationship of this Plan to the Zoning Ordinance: Technical Report Page 5-27 �r ( ( Table 5-4 City of Battle Creek Schedule of Regulations District Minimum Lot Area Wtft± Width of Lot Front Yard (ft.) (ft.) Maximum Percent of Side Yard (ft.) Rear Yard (ft.) Building Coverage Maximum Stories Maximum Height (ft.) AG Agricultural -8-;56640acres -l-50300 35 to dwelling only No limitations 2-ln 35 R-IRL Single -Family Rural Large Lot JO acres 300 35 to dwelling only No limitations 2-112 35 R-IR Single-Family Rural 30,000 sq. ft. 120 35 15 35 No limitations 2-1/2 35 R-IA Single-Family 15,000 sq. ft. 100 40 10 35 30 2-1/2 35 R-IB Single-Family 1,500 sq. ft. 60 30 8 35 30 2-1/2 35 30 2-1n 35 2-1/2 R-IC Single-Family 5,000 sq . .ft. 50 25 6 30 R-2 Two-Family 5,000 sq. ft. 60 25 5 25 25 R-3A Multiple Dwelling 5,000 sq. ft. 60 25 5 25 25 R-3B 60 Multiple Dwelling 2,900 sq. ft. 25 5 25 25 MDMF Medium Density Multiple 4,356 sq. ft. 35 20 20 30 HDMF High Density Multiple 2,170 sq. ft. 30 20 35 85 85 4 45 20 30 4 45 0-1 Office Same as in R-3A District 30 20 40 2 30 C-1 Neighborhood Commercial Same as in R-3A District 25 20 40 2 30 C-2 General Business Same as in R-3A District 20 15 No limitations 3 45 C-3 Intensive Business Same as in R-3B District 20 15 No limitations 3 45 Same as in R-3A District C-4 Central Business No limitations No limitation C-5 Planned Shopping See Chapter 1268 35 20 20 No limitations 2 50 C-6 Highway Interchange See Chapter 1270 35 20 20 No limitations 3 45 1-1 Light Industrial Same as in R-3A District 25 25 No limitations No limitation 1-2 Heavy Industrial Same as in R-3A District 25 25 No limitations No limitation City of Battle Creek Comprehensive Pla11 October 1997 No limitations Tech11ical Report Page 5-28 �• The Planning Commission will not propose any rezoning or support the issuance of any special permit or PURD that is not consistent with this adopted Comprehensive Plan. If review of the proposal justifies a change to this Plan, then the Planning Commission will first process a change to this Plan before taking final action on the zoning request. FUTURE INFRASTRUCTURE PLAN The investment decisions made concerning new and improved infrastructure are one of the City's greatest responsibilities and its most effective tool in guiding future private development to achieve the vision underlying the Comprehensive Plan. Safe and healthy drinking water and sewage disposal, as well as safe and convenient transportation access, are core elements of the city's infrastructure. Transit, police and fire protection, and solid waste disposal are other essential services that protect the public health, safety and general welfare. This section summarizes the key recommendations of the Comprehensive Plan concerning public infrastructure and other key public services. (See Chapter 2 for background information on the current status of each of the infrastructure and public services elements.) Because the character and feasibility of land development is directly impacted by the extent to which urban public services are available, the future infrastructure plan works hand-in-hand with the future land use plan and is a critical element of the Comprehensive Plan. The future infrastructure plan is based on the principle that new development should occur concurrent with or after the public services necessary to serve it are in place. It is the specific intent of the future infrastructure City of Battle Creek Comprehensive Plan October 1997 plan to minimize premature development on land that lacks adequate infrastructure. Stated another way, land outside the defined urban services area cannot accommodate intensive commercial or industrial development, or significant high density residential development, before the year 2020 because public water and sewer, improved roads and better police, fire and ambulance service are not planned to be available before then. If those services are available earlier, then more intensive development of those lands would be feasible earlier. Two levels of public service currently exist: 1) the older established part of the city where a full range of urban services is available (i.e., the Urban Services District) and 2) an area, largely in the undeveloped southwest part of the city, where only partial urban services are presently available. Full urban services means that public sewer, water and storm drains are accessible to most property; that paved major roads are nearby and of sufficient size and capacity to meet the demand of adjacent land uses, that police, fire and ambulance response times are as quick, and that other public services (e.g. solid waste disposal, park and recreation facilities, etc.) are as readily available, in the newly developed parts of the city in 2020 as they are in the older urbanized parts of the city in 1997. Private services like electricity, natural gas, telephone, cable TV and other utilities are also presumed to be available concurrent with the introduction of full public services in an area. A full understanding of the following descriptions of proposed infrastructure improvements requires an understanding of the relevant goals, objectives and policies in Chapter 4, as well as reference to the map Technical Report Page 5-29 �illustrations in this chapter. The need for many of these improvements originates in future land use changes illustrated in figure 5-4. Transportation The roads, streets and bridges component of the future infrastructure plan seeks to assure that land development does not occur prematurely or in a manner which will sacrifice the public health, safety, and welfare due to inadequate roadway infrastructure. It is also intended to meet long-standing improvement needs and facilitate planned economic development. Improvements to pedestrian, nonmotorized, rail and air services are also described in this section. Each type of transportation improvement is intended to complement the others in helping to realize the vision underlying this plan. Roads, Streets and Bridges. The current system of roads and streets .in the city has evolved over more than 100 years into a complex web of interconnected elements. In the older, denser parts of the city, this web is more complete and provides a wider range of options for reaching any given destination than in the newer, generally less dense portions of the city. Many points of congestion and some areas presenting safety issues are the focus of current improvement projects. The Business Loop 94 improvement project is one which will significantly improve safe and convenient access to and through downtown from I-94 while also eliminating several key points of congestion. Although property acquisition for this project is complete, state funding for construction is not available as of this writing. Figure 5-9 illustrates road, street and bridge improvement projects on the Battle Creek City of Battle Creek Comprehensive Plan October 1997 Area Transportation Study (BCATS) list of priority projects to the year 2015 (and not already underway or completed). While these projects are generally consistent with the future land use plan, it is important to -note that the anticipated BCATS update should consider changes in land use, development density and phasing proposed in this Plan in forecasting future traffic volumes and improvement needs. Many of these changes are necessary to address the generally poor north/south circulation west of the central area. In addition, as new development occurs, new roadway construction will be required, especially in the southwest portion of the community. As proposed improvement projects are completed, the functional classification of a number of roadways will be modified (see figure 5-10). The following functional reclassifications of roadways and roadway improvements are proposed. • Once the BL-94/Dickman Road Extension is completed, E. Michigan A venue from Division to the new Dickman Road/BL 94 intersection will be downgraded from a state trunkline to minor arterial. • Hubbard will be redesignated as a collector to handle additional traffic from Morgan Road and north side Townships to downtown/I-94. • North Washington (north of Goodale) will also be designated as a collector for the same reason. • Michigan Avenue downtown will be redesignated as a collector. • West Columbia Avenue will be reclassified as a major arterial from Helmer Road to Skyline. Technical Report Page 5-30 �t) ~ ..c:: t: 0 z 0 '•. 'I ~ vi "' Legend : r·· u.l Improvements to Existing Roads - - - Proposed Roads, Phase I .. _____ __ Verona Rd. Proposed Roads, Phase II 0 e © 1 --,._..I I ... ~ \ Gethi (additional turn lanes, etc.) Bridge Repairs/Improvements Improvements to 1-94 Overpasses .JJ· ' -0 I Intersection Improvements s •• B Drive N •• • =o0 Figure 5-9 --~ '"""\. ~ -------- G .J Proposed Transportation Improvements .i:::Q J 0 1/2 Mile I Mile i'il!liiCIL-jfi-JIDSI r-·1.-:·, .. _ B Drive S 2 Miles 1 Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company J ... A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-31 �~~ c,.:, r OF ,. •• c.i ~ • .c • • • •• • t:: 0 z Legend === Interstate - - - State Trunkline • • • • Principal Arterial - - - - Minor Arterial • • • • • • • Collector - - - Local Street 1 • I Fort Custer Military Reserve - - @ -:!' -.... Proposed Roads Road Improvements and/or Classification Beyond 2020 C\ ' Note: Existing (1997) road classifications are shown for Rights of Way outside of current City Limits. Future re-classification of these roads may be necessary. :=zl.✓2 O)& Mile 1 M.illlle:!l:il~~2~Mil~ B Drive S l~ ~ Figure 5-10 Proposed Thoroughfare Plan Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK PageS-31 �• • • • • • • • • Beckley Road will be reclassified as a major arterial from Capital A venue to the eastern city limits. Helmer Road will remain a minor arterial until upgraded (about 2007) when it is reclassified as a major arterial. Consideration should be given to a boulevard design with extensive trees planting to compensate for mature trees which are likely to be lost to accommodate a wider roadway. Improvement of Helmer Road should be scheduled concurrent with the extension of public sewer and water into the area. I-94 interchange improvements at Helmer Road will also be needed before improvements on Helmer Road south to Beckley occur (see figure 5-8). Interchange 92 on I-94 at the western entrance to the City will require improvement concurrent with expanded industrial development in the area. Renton Road will ultimately need to be upgraded to a minor arterial to serve future industrial uses in this area; both the rail crossing and the intersection with West Columbia Avenue will also need improvement. Watkins Road will require upgrading to serve as a collector from Renton to Minges (and connecting to SW Capital via the existing road/service drive parallel to I-94). Minges Road (south of I-94) will be upgraded to a collector from Helmer to Sonoma. Stone Jug and Gethings Roads will be upgraded to collectors (north of I-94). In the longer-term future, new local streets will need to be constructed in the southwest part of the City (both north and south of I-94). A generalized pattern is shown on figure 5- 9. The actual design should be defined as additional development takes place in the area and City of Battle Creek Comprehensive Plan October 1997 • • • the necessary location of future water and sewer lines is better known. Helmer Road south of Beckley to the southern city limits will need to be improved once significant development west of Helmer occurs. Ultimately, GlenCross Road should be extended east to 6 Mile as more development occurs in this area. South Minges should be extended from 48th (in Kalamazoo County) to 6 Mile (and connecting to Carver Road) as development occurs in this area. Additional new major arterials (perhaps to become a part of the State trunk.line system) might be needed in the longer term future a few miles from the north, south and east sides of the city. These future roadways (not illustrated in figure 5-9) should be the focus of interjurisdictional planning efforts within the next decade to identify the most appropriate route locations and record them on an official map, even if no right-of-way acquisition occurs. Otherwise, it is likely that development will occur on property needed for a future road corridor. The City may want to actively support right-of-way preservation legislation being prepared (as this Plan was written) by the Michigan Department of Transportation in order to facilitate long-range planning and right-ofway acquisition of this sort. Separate corridor plans, prepared subsequent to the adoption of the Comprehensive Plan, should be prepared to evaluate road and street improvements in greater detail as they relate to particular land use changes and properties along key corridors. Once Technical Report Page 5-33 �prepared and adopted by the Planning Commission, these corridor plans will become a part of this Comprehensive Plan. area where existing roads are inadequate to accommodate the new traffic that would be generated. Affected property owners in the corridor, neighborhood groups and all appropriate city departments (and adjoining units of government in some cases) should be involved in the preparation of the corridor _plans. These corridor plans should include recommendations for improvements to enhance safety (such as closing unnecessary driveways), reduce congestion, improve traffic flow, improve pedestrian and bicycle movement, improve the safety and convenience of transit stops and enhance the visual quality of the corridor (through landscaping and related design changes). Where the corridor serves as a gateway to the city, visual character improvements should receive additional attention. At a minimum, corridor plans should be prepared for Columbia Road, Michigan A venue, Beckley Road, Helmer Road, Dickman Road, North Avenue and Bedford Road. Pedestrian and Non-Motorized. As road - improvement projects and new developments are planned and approved, every effort should be made to continue to ensure an efficient and pleasant bicycle and pedestrian system is provided that safely connects residential areas with most desired destinations. A separate effort should be initiated to plan an integrated bicycle and pedestrian path system that links major activity areas to the existing 16-mile linear park system. Once a trail plan is prepared and adopted by the Planning Commission, it will become a part of the Comprehensive Plan. Each year, specific road improvements consistent with the Comprehensive Plan should be included in the annual capital budget, along with other priority infrastructure improvements proposed for the following five years. The City Public Works Department should establish and maintain level of service standards for road extension, improvement or modification, and for access from public or private roads to abutting property, to ensure that quality roads meeting minimum standards will be available throughout the city. These standards should be used in all corridor plans, and applied to any improvement project proposed for inclusion in the capital improvement program. A concurrency standard should also be adopted that precludes intensive new development in any City of Battle Creek Comprehensive Plan October 1997 Linear park connections south to Beckley Road should receive priority. As the opportunity is presented, links to the KalHaven Trail and to the County bike route system (currently under study) should also be implemented. The future land use pattern (figure 5-4) and policies related to nonmotorized transportation options and the linear park should be used to guide future pedestrian and nonmotorized improvements. Transit. While only a small proportion of the population utilizes Battle Creek's existing mass transit system, the current riders (approximately 1,500 a day) are dependent on the service -- often with no other transportation alternative. Future road improvements on main corridors should anticipate transit needs and, where feasible, make special provisions for them (e.g. spaces for buses to stop outside of traffic lanes). Efforts should continue to encourage transit use and improve transit opportunities. Technical Report Page 5.34 �One of the greatest contributions the land use plan can make towards that goal is to encourage higher density development along the major arterials. Accordingly, zoning regulations should be periodically reviewed to identify what changes could be made to help achieve this goal. Rail. Passenger and freight rail service are expected to continue to play an important role in the future of the City of Battle Creek. The City should continue to strongly support the provision of high speed rail service between Chicago and Detroit (with a stop in Battle Creek) and place a high priority on improvements necessary to accommodate it (such as station upgrades and both at-grade crossing and grade separated crossing upgrades). The City should also continue to make improvements on major thoroughfares to alleviate existing traffic tie-ups caused by at-grade rail crossings. This may involve construction of overpasses, underpasses, rail abandonment, or rail relocation, where feasible and desirable. Grade-separated crossings related to high speed passenger rail have been recommended for 20th Street, Helmer Road/S. Bedford Road, and Clark Road/Custer Drive. The timing and necessity for these improvements will depend on how quickly high speed rail becomes a reality, exactly where the line will run, and the cost. Other improvements will likely be necessary related to rail freight service including: ensuring bridges have adequate double-stack car clearance, coexistence of freight with high speed passenger service and abandonment of spurs and existing lines. These and related issues should be addressed through the preparation of a rail plan. Once prepared and adopted by the Planning Commission, the rail plan will become a part of this Comprehensive Plan. City of Battle Creek Comprehensive Plan October 1997 Air. The City should continue to work closely with Battle Creek Unlimited and the Airport Authority in the planning and implementation of airport improvements. These are currently embodied in the Airport · Master Plan, which is periodically updated. The Planning Commission should review the Airport Master Plan, and as long as it remains consistent with the Comprehensive Plan, adopt it as a part of this Comprehensive Plan. For its part, the Planning Commission will periodically examine the zoning of lands on and around the W. K. Kellogg Airport to ensure flexibility in siting appropriate uses and compatibility with abutting uses, to prevent development on land adjacent to the airport that is incompatible with airport noise contours, and to promote development and use consistent with the recommendations of the adopted Airport Master Plan. Sewer and Water The sewer and water component of the future infrastructure plan provides guidance on the provision of public sewer and water facilities in conformance with the future land use plan and in the interest of the community's health, safety, and public welfare. Since most vacant land in the city (and on abutting lands) are characterized by soils which present limitations to septic systems, or which pose threats of groundwater contamination if intensively used for septic waste, high density development of these lands will require public sewer and water. Sewer. Figure 5-11 illustrates the location of proposed future sewer lines in the city. Expansion is proposed as a phased process. The first phase, to the year 2020, includes extending sewer lines down Stone Jug Road to Gethings Road, then east to Helmer Road; then south on Helmer Road to Watkins Road Technical Report Page 5-35 �··-··7 Legend: Main Interceptor ~1] I, /!>-41 ~ .• i :>_. ..... (?.''~ , Existing Sewer Line • ___ _ ••••• uI I 8" Waste Water Treatment Plant Proposed Sewer Extensions to Year 2020 Urban Services ·Boundary to Year2020 C0 0 ,J 'I ,JI 1-94 n Drive N ·. ...... <-:-:"\ ~ j "' ,-::-~- \ @ = . '' 0 1/2 M ile I Mile j lB Dri ve S, A COMP REHEN SIVE PLAN FO R ::-HE CITY OF BATTLE CREEK Figure 5-11 Proposed Sanitary Sewer Extensions to 2020 2 Miles l Johnson Johnson & Roy/inc, Planning and Zoning Cente r, inc WJSchroer Cornp,111y Page 5-36 �and then east on Watkins Road. Future phases would extend service west on Watkins Road and south on Stone Jug Road, south on Helmer Road to Beckley Road and then west on Beckley to the western city limits. Various small spurs will also be extended off each of these major lines to connect new subdivisions and commercial developments. Generally speaking, in order for sewer and water lines to be economically extended into an area (without existing users subsidizing the cost of new users), the majority of development must average at least four residential tap-ins per acre. This requires staging the improvements so that the City and existing users do not have to underwrite large expenses in advance of demand. It also ensures that adequate user fees will be available to pay for maintenance. It is not anticipated that any new sewer lagoons will be needed at the wastewater treatment plant during the planning period. If they are, it will likely be because of additional industrial demand to process heavy loads of organic waste. New lagoons do not pose an engineering problem as adequate space is available. However, the addition of larger mains (or replacement of existing lines with larger capacity mains) to service current major sewer users may pose greater difficulties. Water. Figure 5-12 illustrates the location of proposed water line extensions. The phasing of water line extensions will parallel that of the sewer lines described above, although the actual alignments are somewhat different. No new wells, water towers or other water storage devices are anticipated to be needed within the planning period. If they are City of Battle Creek Comprehensive Plan October 1997 needed, it will most likely be to replace a contaminated water well. There is adequate groundwater availability to meet future needs even if some additional water wells are closed. Current cleanup efforts may · result in the ability at some time to reopen some wells that are presently off-line. Stormwater Management As the permeable soils and vegetated landscape which absorb and slow storm runoff are removed and land surface is covered by buildings, parking lots and other impermeable surfaces, the quantity of stormwater runoff increases. Unless specific preventive measures are taken, these changes in surface conditions encourage increases in runoff flow, flood risk, soil erosion, sedimentation and pollution of area water resources. Although these conditions originate from site-specific circumstances, their impact can extend to the entire community (and communities beyond, if within the same watershed), threatening the public health, safety, and welfare. Effective stormwater management programs can, on the other hand, minimize flood and erosion risk and ensure that the quality of runoff which is collected and ultimately discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) is satisfactory. Though stormwater management should be a concern of all communities (and increasingly is because of Federal and State regulations), the extensive river, creek and wetland system in Battle Creek presents important opportunities for natural system accommodation of stormwater, if floodplains. wetlands, streams and stream bank vegetation are preserved. As new development occurs, it will be very important to preserve floodplains, wetlands, natural drainageways and existing Technical Report Page 5-37 �1i ~012" Legend: -·a ' Existing Water Main Existing Wellfield Location • Existing Pumping Station ---- Existing Reservoir Tank • a•<t•o Proposed Water Main Extensions to Year 2020 Urban Services Boundary to Year 2020 ( ,, .JJ 1-9-1 Il Drive N \ Figure 5-12 Proposed Water Extensions to 2020 I ........ 0 1/2 Mile I Mile ] ( l B Drive S, A COMP REHENSIVE PLAN FOR THE CITY OF BATTLE CREEK 2 Mi les Johnson Johnson & Roy/inc, Planning Rnd Zoning Center, Inc WJSchrocr Company Page 5-38 �vegetation to minimize the volume of stormwater which must be accommodated in storm sewer lines. In addition, the following guidelines can assist in adequately controlling the quality and quantity of stormwater runoff associated with the introduction of new development. • Proposed new development should 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 predevelopment stormwater runoff. • All new and existing land uses must comply with all City, 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. FUTURE PUBLIC FACILITIES/SERVICES Other public services, such as police and fire protection and general government services (for example, tax assessment, code administration and governance services) are also important to overall quality of life. As the community grows, so does the need to extend police, fire protection to more individuals, families, and properties. City of Battle Creek Comprehensive Plan October 1997 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. Police Department The Battle Creek Police Department operates primarily out of its downtown headquarters adjacent to City Hall. Deficiencies exist in parking and evidence storage space at this facility. The Police Department will lose its storage space in 1997 when a building adjacent to the headquarters is torn down. This site may be used to expand public parking. A plan to provide both adequate parking and evidence storage should be developed, however. Satellite police facilities are located throughout the city at leased or donated locations. These satellite facilities enable the Police Department to have a greater presence in the neighborhoods. The construction of new satellite police facilities has not been formally proposed. Fire Department The City maintains fire stations in locations throughout Battle Creek. The desirable spacing of these facilities is one and one-half miles apart, depending upon natural or manmade barriers. A planned evaluation of Fire Department space and facility needs was on hold in 1997 due to a change in personnel in the position of Fire Chief. Road improvements through the center of the city (which would require alterations or demolition of buildings) is the primary factor likely to require a change in facilities. While new development would likely lead to a need for a new fires stations, removing long-time barriers, such as at-grade rail crossings, could also result in redundancy in Technical Report Page 5-39 �older parts of the City. (See figure 5-13 for potential fire station service areas where new residential development occur in areas not yet densely developed.) There are no improvements the Battle Creek Fire Department could make that would improve its ISO Fire Service Rating of 3. Ambulance Service The Battle Creek Fire Department has state licensed medical first response staff and equipment in every fire station. As new fire stations are built or old ones demolished, a revised network of rapid response capacity would serve Battle Creek. This would not likely require facilities other than those proposed as new fire stations are built. The Fire department does not provide advanced life support nor transport. Agency consolidation will create an increase in the work force at this Battle Creek facility. Post Office In 1997, a Post Office store at the Lakeview Square Mall was being planned. Recreation The City Parks and Recreation Department is currently undertaking the preparation of an updated master plan for programs and facilities. This plan is expected to be complete in 1998. A number of needed improvement projects have been identified over the past several years, including: • • Solid Waste and Recycling The 1992 Calhoun County Solid Waste Management Plan targets adjacent land for additional landfill sites needed in increments by 2002 and beyond. To satisfy a longer term need for landfill space, the Solid Waste Plan assumes a 125-acre parcel owned by Browning Ferris, Inc., will be used for both mid-term needs beyond. City Government No study has been developed to address City needs for building space. A parking study under way in 1997 was looking at resolving parking conflicts. Other Government The County had no plans for facility expansion in Battle Creek as of the summer 1997. Neither have any state or federal building plans been proposed. The General Services Administration is just completing a $30 million renovation of the Federal Center. The recent Defense Logistics City of Battle Creek Comprehensive Plan October 1997 • • The need for a community park (or parks) of 50 to 100 acres on the south side of the city, north of 1-94 Improvement of the Mill Pond as an urban recreational amenity Continued improvement of neighborhood parks Extension of the linear park system, especially on the south side of the city and into the townships In addition, the future land use plan (see figure 5-14) illustrates an extensive network of open space corridors throughout the city. This "greenway system" is designed to preserve natural resource corridors (stream channels, wetlands, wooded areas), provide open space relatively close to all residents, link existing and proposed parks and school sites and offer linear recreational opportunities (walking and biking). With the addition of improved sidewalks and bike trails following existing street alignments, a Technical Report Page 5-40 �Legend 0 ,--, Verona Rd. ~ , I __ tt_,, \ I Existing Fire Station with 1 3/4 Mile Recommended Response Radius Fire Stations Needed to Serve Future Development (Locations are approximate) B Drive N Figure 5-13 North Proposed Battle Creek Fire Station Locations 0 1/2 Mik I Mile ( B Drive S A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK 2 Miles Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 5--JI �-~ ~ , · Legend Existing l\fajor Park or Golf Course ---· Existing Linear Park Route 0 Proposed New Park or Open Space Preserve ..,.~ Proposed Off-Street Linear Park Extension Proposed On-Street Linear Park Extension ,. ., ~• " ~ Water Connection (boat) to Proposed Park/Preserve ( Proposed Linear Park Entrance (Signage plus parking) r \Vest Lake 1-94 L oop Gcthings @ Alternatives for 1'ew SO to 100 acre Community Park on South Side D Dr ive N ® ' ...... r 0 'l 1/2 Mile ] 1 Mile l Figure 5-14 2 Mi les t n s _I_ ---- ----------..;.J [)ril·c A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Open Space, Parks and Recreation, and Linear Park Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 5-42 �comprehensive open space system can be created which gives structure and amenity to the community, as well as offering an alternative to motorized vehicles for transportation. The future land use plan proposes a three new combined school/park sites located in the southwest portion of the community, as well as six park preserves. These proposed 'park preserves are located at Harts Lake, to the south of I-94 near the western city limit, west of Helmer and south of Gethings Roads, at the southwest edge of Goguac lake, at the Mill Pond south of downtown and north of Goodale Road. Library The Willard Library is located just north of the downtown, near the Central High School and St. Phillips School. Because building and parking space are inadequate, the Library began considering plans for building expansion at its current location in 1997. The Library would like to use an adjacent parking lot for its patrons, a large portion of which is now underutilized. City of Battle Creek Comprehensive Plan October 1997 Public Schools There were no plans for school expansion in 1997. However, residential development in the southwest portion of the City would necessitate additional school construction . . Proposed school and park site locations are shown in figure 5-4. College expansion is not planned as of 1997 for either Kellogg Community College or Spring Arbor College. Davenport College is building a new facility on Van Buren Street, east of the Burnham Brook Center. Health In 1997, plans for expansion and new facilities of the Battle Creek Health System included a new 103,000 square foot outpatient center, a 50,000 square foot medical office building and rehabilitation of a 1970's building as a 180 bed in-patient tower, Obstetrics and Critical Care Units. Those plans are expected to be completed by 1999. Technical Report Page 5-43 �Chapter 6 Implementation PRIMARY IMPLEMENTATION TOOLS Relationship to Zoning The City of Battle Creek has a zoning ordinance adopted pursuant to the CityVillage Rural Zoning Act, PA 207 of 1921. 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. Michigan enabling legislation and case law require that zoning be based upon a comprehensive plan prepared to guide future land use decisions by the Planning Commission, the zoning ordinance should be revised to reflect this Comprehensive Plan's new goals, objectives, policies and future land use proposals. The zoning plan within this Comprehensive Plan (see Chapter 5) provides direction in making these changes. However, the zoning district map and the future land use map (see figure 5-4) will not be identical. The zoning map reflects existing land use (where it should be continued) and areas where more intensive use that currently exists can be accommodated by public facilities. In contrast, the future land use map reflects desired land use arrangements 20-30 years in the future . (See Section 10.10, p. 245-250, Michigan Zoning & Planning, 3rd Ed., by Clan Crawford, ICLE, Ann Arbor, 1988). City of Battle Creek Comprehensive Plan October 1997 . The zoning map will require periodic revision, especially as the availability of public sewer and water make agriculturally zoned land available for more intensive use. Relationship to Land Division, Subdivision and Condominium Regulations The City of Battle Creek should adopt land division regulations and 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 Land Division Act. This Act allows a community to set requirements and design standards for lot splits, as well as for streets, blocks, lots, curbs, sidewalks, open spaces, easements, public utilities, and other associated subdivision improvements. Condominium regulations should also be updated pursuant to the Condominium Act. Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International, Inc., the latest version) 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. Technical Report Page 6-1 �The City should continue its utilization of the BOCA Basic Housing - Property Maintenance Code to limit and control the negative influences which result from failure to properly maintain property and structures. The Housing and Rental Code should. continue to be updated. The City has decriminalized zoning, building, housing, rental and similar code violations; they are now all varying levels of civil infractions. Relationship to Capital Improvements Program 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 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 a 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 Planning Commission should annually review the capital improvement program proposed by the City Manager before the City Council approves it as part of the annual budgeting process. Planning Commission review is City of Battle Creek Comprehensive Plan October 1997 intended to ensure consistency of proposed capital improvements with the Comprehensive Plan. Public Works Financing In addition to using general fund monies, it is often necessary for a community to bond to raise sufficient funds to implement 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: • General Obligation Bonds - require full faith and credit pledges; the principal amount borrowed plus interest must be repaid from general tax revenues. • 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). • 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 bonding capacity should be maintained. Technical Report Page 6-2 �RELATIONSHIP OF COMPREHENSIVE PLAN TO OTHER PLANS Downtown Development Authority The Downtown Development Authority will continue to play an important role in planning for implementing improvements downtown. However, the success of these 'efforts will be enhanced if they are coordinated with other improvements recommended in this Plan. The best way to accomplish this is by having the Planning Commission adopt the current (or better, the updated) Downtown Development Plan as a formal part of the Comprehensive Plan. (This would require that it is first found to be consistent with the Comprehensive Plan.) With diminished TIFA funds due to the effect of Proposal A., alternative means of financing downtown projects should be sought. One avenue worth pursuing is establishment of a "principal shopping area" under the Redevelopment of Shopping Areas Act, PA 120 of 1961. This technique may only be applied in cities with a master plan for the physical development of the city which also includes the redevelopment of a principal shopping area. Many physical improvements are covered and a wide range of financing options, including special assessments may be used. The Act can be used to cover "soft costs" like planning, as well as "hard costs" like street improvements. Its flexibility makes it worthy of serious consideration as an implementation tool. City of Battle Creek Comprehensive Plan October 1997 Local Development Financing Authority (LDFA) The use of the LDFA to finance industrial park improvements has been evaluated but - has not been implemented in favor of expanding use of existing TIF A funds. Nonetheless, consideration should be given to LDFA as a financing mechanism in the future. Other Plans Elements from other master plans such as the W. K. Kellogg Airport Master Plan and Battle Creek Unlimited's Economic Development Plan have been used as guides to help formulate this Comprehensive Plan. The W. K. Kellogg Airport Master Plan can be obtained from the City of Battle Creek Planning and Community Development Department, as a further reference to accompany this plan. Copies of the Economic Development Plan for the City of Battle Creek can be obtained through Battle Creek Unlimited. ADDITIONAL IMPLEMENTATION METHODS Other Planning and Economic Development Assistance The Planning Commission through the City Economic Development Director should maintain regular communication with the County and Regional 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. Likewise a copy of this Plan should be forwarded to these agencies when adopted or amended. Technical Report Page 6-3 �Managing Growth and Change Revision of Ordinances 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 to ensure that the tools needed 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). If pending legislation is enacted, many new tools may be made available to local governments over the next few years to manage the process of growth and change. It will be important for City officials to select and use those tools that will provide greater choice over local destiny and quality of life. A list of these tools includes: • transfer of development rights • broader applicability of purchase of development rights • infrastructure concurrency requirements • official maps • new utility extension/boundary authority • regional impact coordination regulations • changes to special assessment district law • development agreements. Periodic Updating and Revisions As additional studies are undertaken special neighborhood and corridor plans are prepared and land use change occurs, the Comprehensive Plan should be updated to reflect the new information. At a minimum the Plan should be comprehensively reviewed and updated at least once every fi ve years. City of Battle Creek Comprehensive Plan October 1997 The Zoning Ordinance and related land use regulations should be reviewed and made . consistent with this plan to ensure that the legal support for future zoning decisions will be undermined. The Zoning Ordinance should also be thoroughly reviewed and updated at least once each five years. INTERGOVERNMENTAL COOPERATION Throughout the planning process, participants have noted the importance of working cooperatively with adjacent jurisdictions to achieve mutual benefits in providing public services and in coordinating land use and development plans and policies. In addition, focus group respondents commented on the need to consider possible future consolidation of government units, particularly the City of Battle Creek and the City of Springfield. Policy recommendations addressing this issue are presented in Chapter 4 under the heading Intergovernmental Cooperation. CITIZEN EDUCATION Although this planning process has been structured to encourage and invite public participation at each phase (and in a variety of ways), many citizens do not have a clear picture of the important land use and development choices facing the community or the implications of alternative policy directions. Because this Comprehensive Plan presents a vision for the future that represents a substantial departure from the "status quo," it is important that efforts to educate citizens concerning the content of the Plan and the rationale underlying its recommendations be continued -- even after Technical Report Page 6-4 �the Plan has been adopted. The success of Plan implementation will depend, to a large degree, on broad understanding of, and support for, its objectives and policies within the community. BARRIERS TO IMPLEMENTATION The primary role of the Planning Commission is to advise on proposed infrastructure, land use and related policy changes that contribute to an improved quality of life in the community. A comprehensive plan is developed to provide the decision-making framework and specific guidance needed to achieve a consensus vision of the future. Many local regulations and other implementation tools (listed earlier) contribute incrementally in achieving the plan recommendations. However, the Planning Commission as an advisory body, does not have principal implementation authority. It must rely on staff, the City Commission and other nonprofit organizations working in concert with the private sector for the plan to become a reality. There are some obvious potential barriers to plan implementation that deserve identification, in the hope that by recognizing them, they can be avoided. of the school districts serving city residents may be the only long term solution; but even if other less drastic measures would have the desired effect, discussion and action on this issue must be undertaken promptly. Other cities, like Lansing, are taking the lead in partnership with schools, to address this problem. Battle Creek could follow this example. Immediate Steps to Update Zoning Another potential barrier will occur if the City does not move quickly to update zoning and related land use regulations in a manner consistent with the plan. Delays will result in an increasing number of potential nonconforming uses which could dramatically reduce the feasibility of implementing Plan recommendations. Immediate Steps to Implement a New CIP Procedure Planned extension of public sewer and water and incremental road improvements are critical to the phased expansion of the urbanized portion of the city. Delays in implementing a new capital improvement programming process could severely undermine the integrity of this plan and the vision it represents. Schools Singing from Same Hymnal Local public schools, an important public service that is outside municipal control, are perhaps the most significant existing barrier to Plan implementation. As long as racial prejudice and/or racial fear continue to drive location decisions for a significant part of the citizenry, the city will continue to f~ce out-migration of many people and find it difficult to attract younger families to available older, affordable housing surrounding the city center. Consolidation City of Battle Creek Comprehensive Plan October 1997 A significant effort was made to involve key stakeholder groups representing public, private and non-profit sectors in the development of this Plan. If these groups do not embrace and support the Plan, and assist with its implementation and defense (when needed), the vision it presents will not be fully realized. Successful Plan implementation will require a large chorus singing from the same hymnal. This is most Technical Report Page 6-5 �important for the first few challenges to proposals in the Plan. Careful, close and continued coordination with all the major stakeholder groups will be required as the Plan is implemented and updated. Lack of a Metropolitan Area Plan No matter what Battle Creek does within its own boundaries, the community can never ' be immune to the land use and development impacts created by neighboring jurisdictions -- and vice versa. Metropolitan areas that work cooperatively in establishing and implementing a common plan are most successful at improving quality of life. The City should take the lead in encouraging and facilitating the creation of such a metropolitan area plan, even though the task may result in some changes to this Comprehensive Plan. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 6-6 �CITY OF BATTLE CREEK MASTER PLAN APPENDIX A MANAGEMENT SUMMARY RECOMMENDATIONS Background The City of Battle Creek is updating its Master Plan to better prepare the City for the future. The last time the City's Master Plan was updated was in the 1960s and no new Master Plan has been prepared since the City and township merged in 1983. As a result, the Planning Commission, City Commission, City Manager and leaders of the community needed an updated document to serve as a guide to growth and development. The revised Master Plan will establish policies for land use, roadways and utilities, and other city services. The City and its planners have been consulting with residents over the past 12 months to establish ideas and priorities on the kinds of lifestyles and outcomes the citizens of our City would like to see in the year 2020. Situation As part of a dedicated research effort to qualify and quantify the development of the criteria for the future plan and to validate the plan with residents, City management and the consultant team desired to expose the planned City outcomes and alternative futures to different groups of selected residents in a controlled research environment. This enabled planners to generate reactions, gauge support for the proposals, identify areas of confusion or disagreement and determine whether changes are needed prior to exposing the recommended plan to the broader community. · Recommendation • The planners recommended a series of three focus group discussions with City residents. Respondents were selected to represent the north side residents, south side residents and business managers/owners of the community. These groups were invited to review outcomes established in previous public meetings. The research groups were also asked to consider the appropriateness of three alternative "futures" and to comment on how each alternative related desired outcomes. Subsequently, four additional focus groups of seniors, minorities, young adults and lenders/developers were added to the research schedule to provide additional information and confirm trends identified in the first groups. All research was designed/conducted by W. J. Schroer Co., the research arm of the Master Plan consultant team, headed by JJR and including The Planning and Zoning Center. �Respondents in every group commented on the lack of a possible planned consolidation of governmental units. While residents did not doubt there would be difficult issues (and, in one case, the respondent knew the history of the prior consolidation attempt with Springfield) they were still surprised to see the geo-political divisions still existing several generations out and were, largely, disappointed. Respondents may not have to take the heat for bringing up a politically incorrect or sensitive subject. But they continued to point out the common sense problems with future planning while different governmental units are located almost within the City and operating with different or even conflicting goals. The business group and especially the lender/developer group were emphatic on this point. It is recommended the City leaders consider strategies leading to future consolidation or significantly higher levels of intergovernmental cooperation. Reactions to the alternative futures were very similar across all three groups: The majority of each group preferred the Vision-Based future as the best, fairest plan. Respondents from the North and South sides cited "Balance" as a key reason for support. Senior suggested "fairness of resource allocations" and "balance". Minorities supported this future because: ... it does the best job of supporting the downtown ... it works to bring the community together Lenders/developers supported this concept because of balance, better downtown and the future development of the community. Young adults support this future because of balance, although this group suggested additional modifications to make it ideal. There was also equivalent widespread concern, however, that this plan may be the most difficult to achieve. Respondents worry about whether the political will and public support could be generated for a plan that may be seen as too restrictive or limiting on the performance of the market. Lenders/developers suggested other actions must be taken first, such as intergovernmental cooperation and/or school consolidation before this plan will work. A recommended plan, incorporating the Vision-Based alternative, will need to have a high level of tactical support for the "how to" piece to persuade the community this alternative is achievable. Further, political leaders must recognize the critical role they play in enabling the community to see how the recommended vision could be brought to fruition. �Respondents were either frightened, angered or completely alienated by the Trends-Based Plan. Even worse, of the three plans, this plan generated the most divisiveness and lack of accommodation within each of the groups. For the minority who supported this alternative, the ideology of "free markets" seemed supremely important, while the majority worried about a relaxation of zoning and the implications that the only criteria for development would be financial in nature. The future plan will need to ensure the balance of rights between free market movement and the overriding good of the community. While specific solutions were not addressed, respondents in each of the groups exhibited higher levels of discomfort and tension resulting from a stated or unstated need for a monitoring/reconciling mechanism to ensure the balance (between free market and community good) would be protected. Reactions to the Existing Zoning future reflected a perception of group respondents that this future represented more of the present state of development than any real plan for the future. That interpretation left respondents seeking a more thoughtful and decisive view and plan for the future. Respondents tended feeLthis approach in effect maintained the status quo without effecting any real change or clear direction for the future. ,o A City Master Plan is important to these. respondents. Respondents endorse identifying clear outcomes and planning strategies to achieve those outcomes. Their acceptance (and, in some cases, praise) for the progress made in the City so far should not suggest that the idea of continuing along the same course for the long term is a viable alternative. � 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 Battle-Creek_Comprehensive-Plan_1997 Creator An entity primarily responsible for making the resource JJR Incorporated Planning & Zoning Center, Inc. WJ Schroer Company Date A point or period of time associated with an event in the lifecycle of the resource 1997-10 Title A name given to the resource City of Battle Creek Comprehensive Plan Technical Report Description An account of the resource City of Battle Creek Comprehensive Plan Technical Report prepared by JJR Incorporated Planning & Zoning Center, Inc. WJ Schroer Company, adopted October 1997. Subject The topic of the resource Comprehensive plan publications Battle Creek (Mich.) Calhoun 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/dad4a91c24ae4a6bf95511f92fdbb0b0.pdf 8131124ce4963eb0071fb91984bc9287 PDF Text Text �DEC City of _Boyne City · 1986 COMPREHENSIVE PLAN FROM THE LIBRARY OF flanning & Zon ing Center, Inc. Prepared by Johnson Johnson & Roy/inc . .Planning/ Landscape Architecture/ Urban Design May 1980 •• I / / �• • ACKNOWLEDGEMENTS TECHNICAL ADVISORY COMMITTEE Timothy J. Clifton, City Manager Keith Fitzpatrick, Mayor Thomas Garlock, City Clerk John Hess, Planner, County of Charlevoix Catherine Jessup, City Commissioner Marvin Lading, Planning Commission Donald Toffolo, Chairman, Boyne City Planning Commission BOYNE CITY PLANNING COMMISSION Donald Toffolo, Chairman Dorian Adgate Florida Bowman Bruce Janssen Marvin Lading Dale Parsons Kate Schaf er Richard Sharer Lewis Upton This document was prepared by: Johnson, Johnson & Roy/inc. 303 North Main Street, Ann Arbor, Michigan 48104 2 �ill • • • • • • - TABLE OF CONTENTS TITLE PAGE ACKNOWLEDGEMENTS 2 TABLE OF CONTENTS 3 LIST OF FIGURES 7 LIST OF TABLES 8 PARTI. PLAN DEVELOPMENT INTRODUCTION 10 HOW YOUR PLAN IS ORGANIZED II HOW THIS PLAN WILL HELP BOYNE CITY 12 HOW YOUR PLAN WAS PREPARED 14 COMMUNITY SETTING 15 REGIONAL INFLUENCES ON BOYNE CITY 16 BOYNE CITY'S CURRENT SITUATION 19 COMMUNITY ISSUES AND OPPORTUNITIES 25 COMMUNITY ISSUES AND OPPORTUNITIES 26 BOYNE CITY'S SOCIO-ECONOMIC SITUATION Your Community's Population Boyne City's Economy YOUR COMMUNITY'S PHYSICAL FEATURES 26 26 27 Boyne City's Public Utilities Circulation 28 28 29 31 31 32 32 Natural F ea tu res 33 Boyne City's Neighborhoods Boyne City's Businesses Boyne City's Industries Parks and Open Spaces 3 �• • • • • • • • • GROWTH OPPORTUNITIES Land Use Projections Where Can Growth Occur? 33 34 37 BOYNE CITY'S LAND USE PLAN 40 YOUR COMMUNITY'S LAND USE PLAN 41 COMMUNITY DEVELOPMENT STRATEGY 41 YOUR NEIGHBORHOODS AND HOMES 43 43 46 50 50 53 57 57 58 60 60 61 66 66 67 69 69 70 Goals, Objectives, Policies, Programs Area Recommendations YOUR COMMUNITY'S BUSINESSES Goals, Objectives, Policies, Programs Area Recommendations BOYNE CITY'S INDUSTRIES Goals, Objectives, Policies, Programs Area Recommendations BOYNE CITY'S NATURAL FEATURES Goals, Objectives, Policies, Programs Area Recommendations BOYNE CITY'S UTILITIES Goals, Objectives, Policies, Programs Specific Recommendations CIRCULATION IN BOYNE CITY Goals, Objectives, Policies, Programs Specific Recommendations IMPLEMENTATION STRATEGIES 75 INTRODUCTION THE PLANNING PROGRAM PLANNING AND CITY GOVERNMENT City Administration Planning Commission Goal Application Annexation 4 75 76 77 77 78 79 79 �• • • • • • • • • CODES AND ORDINANCES Zoning 80 80 Subdivision Regulations 82 Site Plan Review 83 Building Code 83 CAPITAL IMPROVEMENTS 83 Relationship with the Comprehensive Plan 84 Preparation of the Capital Improvement Program Monitoring the Program 84 85 Importance of the CIP for Boyne City 85 FEDERAL AND STA TE FUNDING PROGRAMS 86 PART II. BASIS OF THE PLAN PROFILES 94 POPULATION 95 GROWTH TRENDS 95 FORECASTS 97 GENERAL CHARACTERISTICS 99 ECONOMY 101 GENERAL ECONOMIC CONDITIONS MANUF ACTURlNG 104 RETAIL/SERVICE SECTORS 106 EMPLOYMENT PROJECTIONS 107 EXISTING LAND USE IOI I 11 RESIDENTIAL LAND USE 114 COMMERCIAL LAND USE 115 INDUSTRIAL LAND USE 116 PUBLIC/SEMI-PUBLIC LAND USE PARKS AND OPEN SP ACES 117 117 UNDEVELOPED LAND 121 5 �• • • NATURAL FEATURES 122 GEOLOGY 122 TOPOGRAPHY 123 SOILS 125 WATER RESOURCES 125 PUBLIC UTILITIES 127 SANITARY SEWER 127 STORM WATER SEWER SYSTEM WATER SYSTEM 129 SOLID WASTE CIRCULATION " I 130 133 134 ROADWAYS 134 RAIL FACILITIES 135 AIRPORT 135 APPENDIX 138 FOOTNOTES 139 REFERENCES 141 6 �LIST OF FIGURES FIGURE Regional Context 17 2 The Role of Your Community 22 3 Expected Land Use Change 36 4 Growth Opportunities 38 5 Generalized Land Use - 2000 42 6 Linking the CBD with the Boyne River 54 7 Lake Street Shopping Center Site Improvements 56 8 Waterfront Concept Plan 63 9 Enhancing the Pedestrian Character at Veteran's Memorial Park 65 IO Street Classification System 71 II Roadway Standards 74 I2 Existing Land Use I 12 13 Public Properties 118 I4 Development Constraints 124 15 Sanitary Sewer Syst em 128 I6 Stormwater Sewer System 131 I7 Water Line System 132 • • 7 �LIST OF TABLES TABLE Land Use Projections - 2000 35 2 Housing Programs 87 3 Commercial/Industrial Programs 90 4 Recreation Programs 92 5 Population Trends for Selected Areas, 1910 - l 970 96 6 Population Projections for Selected Areas, 1980 - 2000 98 7 Employment Patterns for Selected Areas, 1970 I 03 8 Income Distribution, 1970 I 05 9 labor Force Projections, Boyne City 108 IO II 12 13 Employment Projections, Boyne City 109 Land Use Breakdown for Boyne City, 1979 113 Inventory of Parks and Open Spaces 119 Airport Operation Forecasts 137 • 8 �E 0 ING 5 25 BO E ITY LANDUSE PLA 40 �INTRODUCTION �HOW YOUR PLAN IS ORGANIZED This Comprehensive Plan is organized into two major parts. Part I, called "Plan Development," covers all introductory and analytical material required to develop the Generalized Land Use - 2000 map. Also included in Part I is a description of the Plan according to major land use categories. For each category, guidelines and recommendations are provided that outline ways future change and growth should be managed. Recommendations concerned with implementation strategies conclude this section. Part II is called the "Basis of the Plan" and covers all technical information that supports the Plan's recommendations. Because it is not essential to wade through this material to understand the document's recommendations, it has been placed in its own section and can be used for reference purposes. Please bear in mind, though, that the information in Part 11 serves as the cornerstone of your Comprehensive Plan. II �HOW THIS PLAN WILL HELP BOYNE CITY All communities are faced with change. Some are being forced to grow, to become urbanized, while others are struggling to stay alive. Even those communities which are neither growing significantly nor gradually fading from the urban scene must cope with pressures that threaten to make them something else than what they are or want to be. Your community is no different than any other. Changes are occurring constantly, as a quick drive around Boyne City will prove. develop in your community are more Just as importantly, pressures to intense than ever. Several major developments are being talked about by investors, an indication that additional change of significant magnitude is imminent. The people of Boyne City want to have a say in how these changes occur, and well they should. As residents of the community, they have a vested interest in Boyne City's future. Currently, though, few devices are available that will help ensure change occurs as desired. This Plan will help to change this unsatisfactory situation in two basic ways. I. As a Comprehensive Plan, this document will serve as a long term growth management guide on which decisions affecting land use can be based. Guidance is provided in the form of written goals, objectives, and policies as wel I as graphic plans. Although these elements have individual value when addressing various land use concerns, their combined significance must not be overlooked. Together they represent a style of thinking that should be used to govern future land management decisions. 2. This Plan will serve implementation strategies. as a basis for developing appropriate The recommendations it contains describe what needs to be done, and how it should be accomplished. For example, it provides a sound basis for spending your tax dollars once the physical improvement recommendations are plugged into a capital improvements program. 12 �Of course, this Plan will have little value unless it is used effectively. The challenge before the Planning and City Commissions and residents of Boyne City, then, is clear. Every effort must be taken to ensure the recommendations contained in this Comprehensive Plan become realities, and not just ideals. It is now your charge to use this Plan as envisioned, and guide the destiny of Boyne City to your satisfaction • • • 13 �HOW YOUR PLAN WAS PREPARED· Several different planning activities were undertaken to prepare your Comprehensive Plan. Initial efforts focused on gathering information from various sources. Census materials, and studies prepared by State, Regional, County and City agencies were collected and reviewed. Information also was gathered by interviewing al I City Department Heads, local interest group representatives, many of the City's merchants, and members of the Planning and City Commissions. Input from community residents was solicited during three public workshops. Extensive field observations by the project team supplemented the data gathering activities. Close liaison was maintained with the City Manager during these initial activities, as wel I as throughout the project. Following these activities, all information was evaluated to identify issues and concerns facing your community, as well as resources available for improving existing conditions. Based on these evaluations, goals and objectives were developed that respond to the needs of your City. This set of statements was reviewed by City officials and citizens alike, and revised accordingly. This step was significant as these goals and objectives formed the basis for preparing policies regarding land use conditions in Boyne City. To help ensure that the findings of the project team were reviewed by a variety of individuals, a Technical Advisory Committee was formed and public meetings were held. The Committee, comprised of several agency and City representatives, met four times during the Plan's preparation. Three separate public workshops also were held. Discussions generated during these sessions centered on reports made by the consulting team as successive phases of the work program were completed. Input received from the participants of these sessions proved invaluable during the formulation of this document. The sum total of all these efforts is this Comprehensive Plan. It should be viewed as a starting point in a continuous land use planning process. Changes in its content or intent may be required as events or the residents of your community demand it. When viewed in this manner, this Plan will provide a suitable basis from which the City of Boyne City can successfully meet the challenges of tomorrow. 14 �COMMUNITY SETTING �REGIONAL INFLUENCES ON BOYNE CITY As shown in Figure I (p. 17) Boyne City is located in Charlevoix County at the southeastern tip of Lake Charlevoix. While only half an hour's driving time from the larger communities of Charlevoix and Petoskey, Boyne City is isolated enough from these urban centers to have remained relatively small. Also, because your community is not on a major State roadway, the visibility of Boyne City is not as great as it might be otherwise. The old adage of "out of sight, out of mind" somewhat applies, then, as your community has experienced less growth in tourism and less demand for second homes than more highly visible communities. This situation is changing, though, and Boyne City is beginning to catch up. The lure of the Northwest Region is simply so strong that growth is virtually inevitable for most communities, particularly ones like yours where the amenities are so appealing and diverse. Land available for development in the traditional tourist centers, most notably Charlevoix and Petoskey, is becomming scarce and what's left is expensive. Places like Boyne City offer suitable alternatives because the natural features enjoyed by residents of the larger areas are just as avai Iable, and of ten at cheaper prices. The beauty of the Northwest Region goes uncontested, but many other factors have also contributed to the growth and vitality of the Region. For example, increased leisure time and larger disposable incomes in the average American family have encouraged people to travel more frequently. • • • Many have found the Northwest Region to be a desirable destination because the activities offered are both diverse and appealing to all. Senior citizens, young families with children, and others seem equally enthusiastic about traveling in your area • 16 �Regional Context Figure I alloon Lak Boyne City ·\8oyne Falls } us 131 (Gaylord 1-75 f }]}( -----,__ M-72 City of Boyne City Charlevoix County Michigan 17 Johnson Johnson & Roy in c Planning Landscape Architecture Urban Design �~------------------=-· = - -= ·-= - -:--:=-=-=-=-=- ---=------=--- - The Region's proximity to several major population centers also has helped. With Detroit, Chicago, Grand Rapids and other urbanized areas within a half day's drive, it's been natural for persons of all income levels in these Cities to migrate northward. Ironically, the energy situation is expected to help as well. While some persons travel fewer times, and shorter distances due to rising gas prices, most tourists have begun looking for alternative vacation spots that are closer to home. Many people residing within nearby metropolitan areas are selecting the Northwest Region as a result. The long term impact of the energy situation on the Region, then, is expected to be far less adverse than was initially expected. Your area, it is felt, will be in a very desirable position after new travel habits are established. Let's not forget that the Northwest Region has year-round appeal. Several communities, like Charle~oix and Harbor Springs, originally were favored because of their fantastic summer recreation opportunities, like sailing and swimming. Now these same areas also have winter time appeal, because both downhill and crosscountry skiing have become so popular. The impact of summer and winter recreation opportunities on a City's economy is no more significant than in your own case. With Lake Charlevoix at your doorstep, and the Boyne Mountain ski and golf resort a stone's throw away, the point is obvious. Just how significant these factors are to your community is immeasurable, but it's clear that without them your economic situation would be quite different. Years ago, before the real value of the Northwest Region was recognized, a generally depressed economy was evident in al I but the largest communities. That condition has changed, and thankfully so. Optimism about the Region's future now runs high. In an address on the future of Northern Michigan, the Governor of Michigan stated that "unique challenges and opportunities face Northern Michigan 1 communities as a result of projected population growth." It's essential that your community be prepared to meet these challenges, and capitalize on each opportunity as it arises. 18 �: - BOYNE CITY'S CURRENT SITUATION The regional pressures experienced by Boyne City are significant. They pose a dilemma for your community that can be understood easiest by asking a question. How can the changes usually associated with these pressures be accommodated without altering the community's character? The answer won't come easily but, as explained earlier, this Plan provides the framework required to formulate a response. What kinds of changes are expected? Perhaps more importantly, what is the "character" of Boyne City? Let's address the second question first. The residents of Boyne City are very proud of their community and they are anxious to let you know that. When asked to describe the one quality they like most about Boyne City, most residents talk about the community's small town character. Not surprisingly, the phrase "small town character" has a slightly different meaning for each person asked, but several similarities tend to run through each individual's description. These qualities, plus some others identified from field observations, include the fol lowing: I. Boyne City has a very intimate feeling. Everyone knows everyone else, and frequently friends run into one another while traveling around town. Store owners know many of their customers. A very strong "sense of community," an allegiance to Boyne City, prevails. The intimacy that .. exists perhaps is most obvious when community-wide events are held • Everyone participates, as evidenced by your annual Fourth of July celebration. 2. Your downtown is typical of a small town. Highly compact, with basically one "Main Street," it has a character all its own. People enjoy it, and while they feel improvements should be made, care must be taken not to go too far. For example, the historic buildings like the Oddfellow's Hall, create a character for the downtown most people '!1/0uld Iike to preserve. 19 �• • • • • • 3. The size of Boyne City as a whole helps to reinforce the small town feeling. You can drive across town in a few short minutes and see the heart of Boyne City, including your neighborhoods, shopping areas, and industries • 4. Many distinctive features exist that everyone readily identifies with. Veteran's Memorial Park, Sunset Park, the Boyne River, Lake Charlevoix, and Avalanche Preserve are examples. 5. Many less significant features also contribute to Boyne City's smal I town character. Examples include roads without curbs, old narrow stone bridges, the Chamber's log cabin, tree Iined neighborhood streets, and few traffic lights. These kinds of features make Boyne City what it is today. Further, these are the qualities of your community most residents are concerned about. Recommendations put forth in this Plan must be sensitive to these concerns, as wel I as reflect an understanding of the changes occurring in Boyne City that are affecting these qualities. Signs of change are everywhere in your community. For example: I. Major housing developments, like the Landings and the new subdivision bordering Lac Vue Drive, are obvious indications of seasonal and year round population growth. 2. Other development proposals are being considered, Iike for the Tannery property and the land at the base of West Water Street on Lake Charlevoix, that promise to capitalize on the increasing demand for seasonal homes and the growth in tourism. 3. Within the past year, Lakewood Savings and Loan has located within Boyne City. A second bank, First National Bank and Trust of Petoskey has been built just beyond your community's eastern border. Few signs are as convincing that growth is imminent than when financial institutions are established in an area. 20 �• • 4. Recently, the residents of Boyne City supported the issuance of general obligation bonds to buy the new City Hall. This decision symbolizes the forward thinking spirit of your community, and suggests residents are willing to accept, and promote, change that improves their City. 5. Quite recently, Top-a-Michigan built a new storage facility and headquarters within Boyne City. This commitment is a positive statement on your community's future economic health. 6. Recognizing the need to maintain a competitive edge, the downtown merchants have banded together to subsidize the preparation of a facade improvement plan. Some business owners have already made improvements based on the preliminary results of this plan. 7. A major population change is occurring. As long term residents get older, their degree of influence on community affairs is weakening. Younger people, some of whom are not native to Boyne City, are assuming control over the City's future. Along with these younger persons are new ideas and aspirations, new sources of wealth, and a general belief that prosperity comes with growth. The character of Boyne City, and the kinds of changes your community experiences suggest that your City fulfills several "roles." As shown in Figure 2 (p. 22), these roles correspond with four progressively larger geographic areas. To understand the nature of these roles is to understand why Boyne City exists, and recognize how your community can ensure its long term viability. I. First and foremost, Boyne City fulfills a "local" role by satisfying the needs of its own residents. Recreational facilities, schools, utilities, and roadways are some of the amenities provided and maintained. Because your community is intent on maintaining an environment residents are pleased with, feedback received is used to tailor programs and improvements that make the City even more livable. This commitment to upgrading Boyne City for the sake of its residents is one primary reason why your community will remain as a preferred place to live. 21 �- -------------- The Role of Your Community Figure 2 3 • Midland • Flint •Grand Rapids •L ansing . Detroit •Kalamazoo .. '-•. - - ~ - ---- --· ,- City of Boyne City Charlevoix County Michigan 22 = -- --- / __ o.--- -::_/ ,(/; Johnson Johnson & Roy in c Planning Landscape Architecture Urban Design �2. An "area-wide" role is evident because Boyne City caters to the residents of nearby communities like Ironton, Boyne Falls, Horton's Bay, and Advance. The link in this case is primarily economic. Whereas years ago persons visited Boyne City to buy farming supplies, people from these same communities now visit your City to take advantage of your full-service retail district. Quite likely, people also visit to share your recreational opportunities. Because the area-wide market is sizable, the retai I needs of these people must be carefully monitored. If different kinds of goods and services are desired, Boyne City merchants must respond to take advantage of this growing market and make sure these potential customers don't begin shopping elsewhere. 3. Boyne City fulfills a "regional" role because of its special qualities that contribute to the overal I attractiveness of the Northwest Region. Your community strengthens the drawing power of the Region; in turn, Boyne City benefits by its location within the Region. The tie between these two is economic in nature. As previously discussed, the similarity between Boyne City and the Region regarding economic base matters is great. As changes occur within the Region, they also occur in your City. As tourism increases or decreases in the Region, so goes it in Boyne City. This suggests Regional trends should be carefully monitored so that area business owners can prepare for slowdowns, and capitalize on growth periods. 4. The "State-wide" role played by Boyne City is very significant. As the demand for seasonal homes increases, the attractiveness of your community as a place to build increases. Your location within the highly regarded Northwest Region, the availability of land at reasonable prices, and the increasing scarcity of prime land in nearby resort communities are largely responsible for this. Also, Boyne City is conveniently located relative to numerous recreation opportunities and tourist attractions. For example, Boyne Mountain, Wal loon Lake, Petoskey and Torch Lake are within easy driving distance. 23 �If Boyne City is to survive, your community must work to strengthen the roles it plays. With a 50% increase in population expected for your City by 2000, an obligation exists to reinforce your local role in every way possible. The needs of current and future residents must be met successfully. Population increases expected for nearby communities also suggest that Boyne City's area-wide role can be readily strengthened. Finally, rising tourist rates, and an increasing demand for second homes provides an opportunity for strengthening your regional and Statewide roles. The need to reinforce these roles, and the methods available for achieving this objective, are implicit throughout this Plan's recommendations. 24 ��• • COMMUNITY ISSUES AND OPPORTUNITIES Before you can cope successfully with change and strengthen Boyne City's roles, you must understand: I) what socio-economic and physical issues and opportunities face your community; 2) what implications these have for future land use; and 3) what resources and growth opportunities are available to you for dealing with these existing conditions. BOYNE CITY'S SOCIO-ECONOMIC SITUATION Several social and economic conditions exist in Boyne City that have a direct bearing on your community's future land use. These statements summarize the data provided on these subjects found in the Basis of the Plan section. Your Community's Population I. Overall, Boyne City's population is expected to increase by roughly 50% (about 1,500 persons) by the year 2000. Accompanying this growth will be an increase in demand for City services, housing, employment opportunities, and commercial services. The City must be prepared to meet this demand by determining where development should occur, what form it should take, and what public services will be required to accommodate the anticipated growth. 2. The age structure of Boyne City is changing. Persons over the age of 65 are increasing in number, while young families with children are decreasing in number. relative to: This shift in population mix has implications I) housing needs, given that the average household size in Boyne City is decreasing; 2) school facility needs; 3) recreational needs; and 4) consumer buying habits. To encourage the maintenance of a more balanced population, additional employment opportunities must be brought to Boyne City so that younger wage earners can reside in your community. 26 �3. Expected increases in the number of seasonal residents in your community during the next two decades will have a significant impact • on Boyne City. In particular, residential and commercial growth is anticipated to accommodate the demands of these new residents. Guidelines are needed that determine where and how this growth should occur. Further, plans must be established that outline how public utilities and services should be provided in these growth areas. Boyne City's Economy I. While employment in your community represents a relatively balanced economy (when compared with State employment distributions), employment growth in the retail trade and services categories is expected to surpass manufacturing employment growth. If Boyne City hopes to maintain a balanced economy, it must continue to seek and encourage growth in the manufacturing fields. Land must be made available that will accommodate growth that is sought. 2. Unemployment rates in your community tend to exceed those for the State. Although employment rates are affected by many factors (I ike education levels and social characteristics), the seasonal and somewhat unpredictable nature of jobs associated with tourism is primarily responsible for your community's excessive rates. By pursuing a balanced economy, and working towards establishing a year round tourist trade, these rates should stabilize. Plans for future land use must reflect this objective. 3. Costs associated with operating and maintaining public services and utilities for the current population of Boyne City are increasing yearly. Of course, as the community's population increases, these same costs will rise further. Regardless of whether or not growth occurs, the burden of these increasing costs wil I become the responsibi Iity of the community in the form of higher taxes. To lessen the weight of this burden, major tax dot lar contributors in business and industry must be • • attracted to Boyne City. Otherwise, City residents may be faced with a tax rate that eventually exceeds their ability to pay • 27 �4. Roughly 40% of all retail sales in your community result from tourism. Improvements in the central business district must aim to capitalize on this market while simultaneously meeting the needs of the local and area-wide markets. By seeking to fulfill this dual role, the potential for maintaining a competitive edge in terms of retail services will be greatest. YOUR COMMUNITY'S PHYSICAL FEATURES An evaluation of the issues and opportunities associated with each of Boyne City's major physical features follows. Again, this information summarizes the detailed sections found in the Basis of the Plan. Boyne City's Neighborhoods I. Structurally, the quality of housing ranges from excellent to dilapidated. A recent survey conducted by the County indicated that only 65% of Boyne City's housing was sound. Problems are diverse, ranging from sagging roofs and cracked foundations to collapsing porches. Minor problems like broken windows, unshingled roofs and missing gutters and downspouts are encountered frequently. Garbage, discarded household items, and junk cars strewn about yards contribute to the visual blight. These problems tend to be scattered throughout the community. These blighted conditions must be improved. If a mechanism is not developed to encourage improvements, physical conditions will probably • worsen. Not only will this undermine the integrity of your neighborhoods and the desire of persons who work hard to upgrade them, it will discourage new residents and businesses from locating in Boyne City. 28 �2. for multiple-family development. Because additional demand for multiple-family housing is expected, but at a level less than suggested "Ill II Major portions of the City's single-family residential areas are zoned by current zoning patterns, care must be taken to permit these developments in areas where the impacts on existing and proposed single-family neighborhoods will be minimized. 3. The City's Housing Authority has successfully developed a program that satisfies part of the demand for low income housing. The expansion of this program should be considered as a way of narrowing the gap between supply and demand. 4. Seasonal housing accounts for 15% of al I your community's dwelling units, and this figure is expected to increase. Areas suitable for seasonal home development must be identified that wil I permit the strengthening of Boyne City's State-wide role. 5. New subdivision development has occurred in several areas of the City, and more is expected. Controls are lacking that govern site improvements for new subdivisions, a situation that must be rectified to assure the appropriateness of future development. 6. Because your community's population is forecasted to increase, demand for single-family residential dwellings will continue. Single-family detached units and mobile homes are expected to be in greatest demand. Areas that are appropriate for the developmemt of these kinds of residential structures must be identified. Boyne City's Businesses I. Historically, your central business community's primary retail center. district has served as your Its compactness, central location, and diversity of shops and services have helped guarantee the area's long term viability. The strength of this core shopping area, though, is being undermined. Several new businesses have been established outside the CBD during recent years. Rather than strengthening the attraction 29 �of the CBD, these new opportunities have begun to diffuse the market strength of the downtown. II Steps should be taken that prohibit this trend from continuing. 2. As your community's population increases, so will the demand for commercial services. Not only is the market for comparison shopping goods and convenience items expected to increase, the growth of tourism is expected to create a viable market for specialty shops, new motels and other tourist related services. Areas well suited for retail, service and automobile-oriented commercial development must be identified and reserved to meet the demands of residents and tourists alike. 3. Although the economic strength of the CBD is favorable, it does have many shortcomings. For example, the CBD is dominated by the automobile, and its visual character is less pleasing than it could be. Ways of improving this situation must be identified to ensure the downtown maintains its competitive edge. 4. Although centrally located, few physical ties are evident between the downtown and Boyne River or lake Charlevoix. This separation limits the ability of the CBD to capitalize on the presence of these natural II features. An appropriate change in this situation would encourage persons to think of the CBD and the adjacent features as resources that complement one another. 5. Site improvement guidelines pertaining to commercial development are inadequate. As evidenced by the Lake Street shopping center, problems associated with access and on-site circulation can result which create an unsafe situation for motorists and pedestrians as well. Site planning guidelines must be adopted that help ensure problems like these don't result again. 30 �Boyne City's Industries I. Good locations for the accommodation of new industry are severely limited in Boyne City. Large, relatively flat properties readily servicable by major roadways and utilities are used or zoned for other types of development. An evaluation of undeveloped property must be conducted, and result in the selection of a site that can accommodate forecasted industrial growth. 2. Existing industry is severely constrained relative to room for expansion and parking. Ways of alleviating these problems should be reviewed in the event growth of these industries is possible. 3. Site development guidelines for industry are lacking. This situation must be rectified to help ensure new development is visually and physically compatible with its surroundings. These same guide! ines also could be used to encourage the improvement of existing industrial property. Parks and Open Spaces I. Several parks within your community, like Old City Park and Veteran's Memorial, are not used to full advantage. Individual site evaluations should be conducted and improvements recommended to make these resources more responsive to your City's recreational needs. 2. Opportunities exist for capitalizing on significant natural features by developing new parks on existing public properties. For example, areas that should receive special consideration include the storage area next to the Boyne River, Avalanche Preserve, and the road ends leading to Lake Charlevoix. 31 �Boyne City's Public Utilities I. While your community's sanitary sewer treatment plant is in excellent condition, your delivery system is badly antiquated. The physical condition of the sewer lines is so poor that infiltration, reduced capacity and backup plague the system. Repairs are required constantly to keep the system functional. Before major new development occurs, new or improved lines will be required. Clearly, this situation wil l need to be rectified to ensure the community is properly serviced in the future, and able to take advantage of growth opportunities as they occur. 2. Boyne City's water system also is outdated. The delivery system often requires repair, as the lines are unable to handle high pressures without rupturing. Again, improvements must be made to ensure appropriate levels of service can be offered to both current and future residents and businesses. 3. Open drainage ditches are used to handle stormwater runoff throughout most of your community. In areas where runoff is substantial, roadbed erosion causes regular maintenance problems. As growth occurs, runoff will increase in amount which suggests the City's limited underground system wil I need to be extended as required. Circulation I• Roughly one-fourth of Boyne City's roadways are unpaved. Although most of these roads are not heavily traveled, future development in the neighborhoods where these unimproved roads are found will result in higher maintenance costs. Stormwater runoff also will increase with development, causing more roadbed erosion. 2. Roadway improvement standards are lacking in your community. As roads are upgraded, no basis exists for determining the level of improvement required. Specifications regarding roadway purpose, function and design should be established to ensure continuity exists among all improved roads. 32 �Ill 3. use, may be a luxury the community can ill afford. • 11111 • The Boyne City Airport, because of its high operating costs and Iimited This facility is subsidized by the entire community, but benefits just a few individuals • Further, the airport rests on land that represents a major piece of property that could be used for tax generating development. Whether this foci Iity should be maintained in the future given these considerations is a question that should be answered soon. 4• The Boyne Valley Railroad contributes significantly to is a the unique tourist attraction community's overall that character. Troubled with financial problems, a program must be developed that wit I ensure the Rai !road's longevity. Natural Features I. Although most of the soil types in Boyne City don't restrict development, some have limited usefulness as building sites. High water tables, limited support strength, and septic system limitations are typical of these soils. Care must be taken to monitor these areas to make sure development problems don't result. 2. Steep slopes add to Boyne City's attractiveness, yet impose Iimitations on the direction and intensity of future growth. To help ensure the integrity of these features are not compromised, regulations should be established that restrict development where slopes are excessive. 3. Surface water areas, Iike Boyne River and Lake Charlevoix, are important natural resources in the City. As development continues, care must be taken to preserve these features, as wel I as the fragile environments associated with them. GROWTH OPPORTUNITIES Before determining where growth can occur, an important question must be answered. How much land will be required to accommodate anticipated growth for each major land use? 33 �• : • Land Use Projections Based on the forecast that the population of Boyne City will increase by 50% between 1980 and 2000, land use projections were prepared. The results of this evaluation, as shown in Table I (p. 35), are summarized as follows: I. Of the City's 2,240 acres, roughly 58% presently is developed. By 2000, developed land will amount to roughly 69%, representing a n 11 % increase over the next 20 years (see Figure 3, p. 36). By the year 2000, then, just over 30% of your entire community is forecasted to remain undeveloped. Please note that acreage for parks and open spaces is not included in this estimate for undeveloped property. 2. In terms of total acreage, the largest increase wil I occur for residential property. Roughly 47% of the City is expected to be developed for homes, by the year 2000, an increase of about 7% over current distributions. Relative to the change expected between 1980 and 2000, residential development will account for almost 70% of the total acreage developed. 3. Relatively speaking, significant acreage increases also are expected for business and industry. A I 0-acre increase for business represents a 23% increase over the current al location; 40 acres more for industry represents a I00% increase. When evaluated in Iight of the entire community, though, these two categories only will account for 6% of Boyne City's entire acreage by the year 2000. 34 �I I TABLE I - LAND USE PROJECTIONS - 2000 .. I Ex1stmg (Acres) Land Use Percent of Total Residential 880 39.3% Commercial 43 Industrial Projecteci2 (Acres) Total 3 Acres Percent of Total Percent of Change +171 1,051 1.9 +10 53 2.4 + .5 40 1.8 +40 80 3.6 + 1.8 Publ ic/Sem i-Publ ic 160 7.1 +35 195 8.6 + 1.5 Parks and Open Space 165 7.4 --- 165 7.4 0 Undeveloped 952 42.5 -256 696 31.1 -11.4 0 2,240 Total 2,240 100.0% 46.9% 100.0% w V, I. As of July, 1979 2. Includes acreage expected to be developed between 1980 and 2000 based on forecasted population and Urban Land lnstitute's Community Builder's Handbook standards. 3. Derived by adding Existing (Acres) and Projected (Acres). 4. Between years 1979 (existing) and 2000 (proposed). Source: Johnson, Johnson & Roy/inc. +7.6% 0 �Expected Land Use Change Figure 3 Undeveloped Circle represents Total Land Area of Boyne City- 2240 acres Johnson Johnson & Roy inc Planning Landscape Architecture Urban Design City of Boyne City Charlevoix County Michigan 36 �4. A slight increase of roughly 1.5% is expected for public/semi-public properties. Churches and community facilities are examples of developments expected in this category. 5. Because your community has far more acreage in parks and open spaces than is normally required, negligible increases are expected in this category. 6. Of course, because over 250 acres of land is expected to be developed between 1980 and 2000, a comparable decrease in the amount of remaining undeveloped land also will occur. Where Can Growth Occur? Opportunities for growth exist throughout your community. Not surprisingly, some areas are better suited for certain types of development than others. Factors that affect where different land uses should be located include existing land use, natural features, like slopes and soils, and the availability of utilities. Based on these considerations, a development strategy for Boyne City can be illustrated (see Figure 4, p. 38). Reflected in this drawing is the rationale that under Iies the recommended land use plan described in the next section. Two basic types of growth opportunities exist: I) that which involves improving existing areas, and filling in the "gaps" where vacant properties are found in largely developed areas; and 2) new development in predominately undeveloped areas. Based on this dichotomy, and the factors that affect future land use, the acreage needs for the major land use categories can be met as follows: I. Acreage required for residential development is available: I) within the three predominately residential areas where vacant tracts and single lots are avai Iable for development (out Iined with a sol id black Iine and marked "R"); 2) within several major vacant areas located towards the City's periphery that are appropriate because limited residential development already has occurred, and the natural features of these sites are too constraining for other types of development (dashed Iine and marked "R" or "MR"). 37 �• Growth Opportunities Figure 4 •E] • • Lake Charlevoix Improvement/Infill New Development [fil Residential - SF ~ Residential - Mixed @] Commercial [TI Industrial ~ Parks and Open Spaces l!J Public/Semi-Public City of Boyne _C_ity Charlevoix County Michigan Updated based on information provided by the City of Boyne City Johnson Johnson & Roy/ inc. Planni,m/ L;andscape Architecture/ Urban Design July1979 38 �2. The IO acres of land projected for commercial development are available: • I) within the central business district, where some infill development and reuse can occur that will strengthen this core area (linear area outlined with black line and marked "C"); 2) north along Lake Street where several properties can accommodate infil I and reuse opportunities (linear area outlined in black and marked "C"); 3) near the lakefront, where redevelopment could be promoted to establish new businesses adjacent to the CBD (outlined with a dashed line and marked "C"); and 4) adjacent to M-75, where some expansion, infill and new development are possible (solidly lined area marked "C"). 3. A new site for industrial development must be found because no room for growth is available near the existing lakeside plants. One site seems most appropriate, located near the City's eastern edge where the land is relatively flat and development could occur without conflicting with adjacent activities (out Iined with dashed Iine and marked "I"). 4. Several areas in Figure 4 (p. 38) are marked as parks and open spaces. Those outlined in solid black presently are used as parks, but could benefit from improvements of one kind or another. The remaining two areas, outlining Boyne River and Avalanche Preserve, offer significant recreational promise once they have been improved. ; I l 39 ��1111 YOUR COMMUNITY'S LAND USE PLAN An overview of the Generalized Land Use - 2000 map is provided before reviewing the specific recommendations prepared for each land use category (see Figure 5, p. 42). COMMUNITY DEVELOPMENT STRATEGY The recommended land use map is based on several community-wide goals: To preserve the community's heritage and small town character while accommodating change that meets the needs of Boyne City. To create a better living environment for the residents of Boyne City. To ensure your community's resources ore beneficially used to satisfy the current and future needs of Boyne City residents. To promote the economic role of Boyne City through the use of growth management strategies aimed at estobl ishing a favorable base of business and industry. The general community development strategy reflected in Figure 5 has several basic elements. I. Historically, the further away from the CBD you get, the more sparse development becomes. Sprawl has been limited, primarily because utilities have not been over extended. It is recommended that development still be kept tight so that overly burdensome capital improvement costs can be avoided. This policy is particularly relevant for the City's northern, northeastern, and southern properties. 2. Development that occurs in established areas must be compatible with the character of that area. Scaling, architectural styling and intensity must be respected to ensure the character of these areas is preserved. Of particular concern here are Boyne City's neighborhoods and the central business district. 41 �,,,, - ____________________ Generalized Land Use-2000 Figure 5 Residential - SF Residential - MF • . . Commercial ~ Industrial • Public/Semi-Public Parks and Open Space Lake Charlevoix City of Boyne _C_ity Charlevoix County M 1ch1gan Updated based on information provided by t he City of Boyne City Johnson Johnson & Roy/ inc. Planni11g/~ndscape ArchitectUre / Urban Design July1979 42 �3. New construction in certain undeveloped areas can afford to pursue new development strategies like mixed use development. Again, however, a sensitivity to development the is scaling and essential to architectural ensure styling of community-wide existing design compatibility. 4. The image of Boyne City is very important. If strengthened, it wil I serve to enhance your community's economic situation by improving your tourist trade as we! I as by increasing the pride residents have for their community. Elements that contribute to the City's image, like the Boyne River, Lake Charlevoix, and the downtown must be respected and improvements made wherever possible. 5. The recommendations in this Plan are intended to be realistic in terms of their economics. It is foolish to think that drastic changes involving redevelopment can be promoted because they probably won't ever occur. It makes more sense to be sensitive to your community's problems, work within Boyne City's land use pattern, and encourage change that is achievable. YOUR NEIGHBORHOODS AND HOMES Goals, Objectives, Policies, Programs I. Preserve ond enhance your community's established neighborhoods. A. Maintain and improve the housing stock of Boyne City. I. Develop and implement conservation strategies to help ensure your higher quality homes remain in excellent condition. a) Establish land use controls which permit compatible development in existing neighborhoods. b) Establish housing programs that encourage upkeep and maintenance of the City's housing stock. 43 �2. Develop and implement rehabilitation strategies in neighborhoods that show signs of deterioration. a) Sponsor a pub Iic information network about housing repair and maintenance programs. b) Implement federal and state rehabilitation programs that focus on home improvements. 3. Encourage the removal of structures that have deteriorated beyond repair and pose a safety and health hazard to your community. 4. a) Survey housing stock to identify problem structures. b) Develop and enforce a rigorous housing code. Develop the organizational capability required to implement a comprehensive housing program. a) Seek involvement from voluntary organizations, and form neighborhood groups that can provide information to homeowners. b) Expand the role of the Housing Authority as a strategy for providing homeowner assistance. B. Maintain and improve the quality and character of your community's n ei g hbo rhoods. I. Ensure compatible development between your neighborhoods and adjacent sites. a) Establish land use controls which reserve adjacent properties for compatible uses. b) 2. Require edge improvements that buffer incompatible areas. Require that new development within your existing neighborhoods be of a style and density similar to existing homes. a) Rezone isolated areas that are inconsistent with existing development. b) Establish site development guidelines that ensure compatible improvements. 3. Upgrade the physical appearance of your neighborhoods. · a) Require strict enforcement of the housing code and zoning ordinance. b) Establish and enforce an ordinance on yard maintenance. 44 �4. Ensure all neighborhoods have appropriate public utilities and facilities. a) Develop a capital improvements program that establishes priorities for the provision of services like sewer, water and lighting. b) Seek to establish a balance for improvements in the capital improvements program between existing developed areas and expected growth areas. c) Encourage the use of publ ical ly owned properties within your neighborhoods for recreational activities. II. Ensure the availability of land within your City to accommodate mticipated residential development. A. Identify and reserve properties appropriate for your community's new housing projects. I. Select properties that are readily buildable in terms of soils, slopes and other natural features. a) Establish land use controls which ensure density is compatible with site characteristics. b) Delineate natural features that should be retained in their natural state. 2. Select properties where public utilities exist or are scheduled for construct ion. a) Identify areas where line condition and capacity can be readily upgraded to serve new development. b) Provide inducements to developers for utility extension into new growth areas. 3. Select properties where aesthetic, noise, and circulation impacts will be minimized. a) Require that buffers be established between mixed uses. b) Eliminate uses that are inconsistent with the dominant use of an area. 45 -- - -- - - - - - - - - - - - - - - - - - -- �4. Select properties that can accommodate a range of housing developments. a) Establish land use controls which ensure infill development is compatible with housing found on adjacent properties. b) Delineate areas that are suitable for new development of varying housing types. B. Encourage the development of residential projects that are creative and comprehensive. I. Encourage projects that are uniquely designed relative to permitted uses and overall character. a) Develop and adopt a planned unit development district that permits flexibility in design and use. b) 2. Identify areas suited for mixed use developments. Ensure that al I site improvements are provided as part of the developer's construction package. a) Update the site plan specifications of the zoning and subdivision control ordinances. b) Incorporate guide! ines which encourage buffers, preservation of open space and landscaping improvements. 3. Establish guidelines regarding densities that respect your community's needs and natural features. a) Encourage densities that complement adjacent land uses. b) Establish density ranges that reflect the community's economic character and existing land use needs. Area Recommendations Based on the preceeding statements, recommendations specific to designated residential areas are proposed. The labels that fol low correspond with those found on the Generalized Land Use map (see Figure 5, p. 42). R-1 The areas marked R-1 represent Boyne City's established neighborhoods. In rough terms, the boundaries of these areas approximate your community's platted districts: I) south of Ridge and Court Streets, east 46 �from the City's western limit to Line Street; 2) east of Line to Jefferson, and south of Groveland and Col Iins Streets to the Boyne River; 3) south from the Boyne River to Ann Street, west of Leroy to Kunert Road; and 4) the smal I area forming the pie-shaped wedge between Lakeshore and Marshal I. As the community's primary residential areas, their integrity must be respected. Mixed land uses must be discouraged from intruding on these neighborhoods. By and large, people have purchased homes in these areas with the understanding that similar uses will exist next door. This belief should be upheld whenever possible. As existing nonconforming uses die or move from these areas, more compatible residential uses should replace them. Further, it rehabi Ii tation is recommended program be a comprehensive undertaken in conservation each of these and areas. Conservation efforts are necessary to help ensure housing in good condition remains so. Rehabilitation programs must focus on minimizing the frequency of major and minor structural problems among homes so that residents can remain proud of their neighborhoods. Similarly, programs aimed at eliminating junk and debris in front, side and rear yards must be established. The use of federal, state, and local housing programs, and the establishment and implementation of appropriate local codes and ordinances will help to solve these problems. Because vacant lots exist throughout these areas, opportunities for widespread infill development exist. These lots should be developed only for single family detached housing, similar to the residential type that dominates these areas. The small size of these lots, ranging around 7,000 square feet, will permit the construction of moderately priced homes, thereby helping to meet the housing needs of middle income groups. Also, because these areas generally are serviced by utilities and · have no development constraints, it is expected much new development for City residents will occur in these districts. 47 �Other improvements recommended in these areas include paving where soft surface roads exist, new street lighting, and tree plantings where gaps exist in the landscaping. R-2 These areas lie outside the platted R-1 districts at the perimeter of the City. It is recommended these areas be designated for single-family development because: I) they generally are adjacent to other single- family residential areas; and 2) the severe development constraints associated with most of these areas makes · more intense types of development inappropriate. Site planning practices used in these areas must be highly sensitive to these conditions. Specifically: I) al I slopes greater than 25% must not be built on; 2) slopes between 18% and 24% are buildable for low density single-family development, provided storm water runoff is adequately handled to eliminate erosion; 3) densities within these areas should not exceed l unit per acre; 4) cluster development techniques should be used wherever possible to honor slopes, and preserve views and significant vegetation; 5) all developments are subject to septic suitability tests, and where soils are inappropriate, development should not occur until sewer and water are introduced. Because of the constraints that characterize these parcels (slopes, no sewer or water, soil limitations) and the availabiltiy of other parcels that are more readily buildable, it is not expected that demand for new housing in R-2 areas will be great during the next 20 years. Hence, these areas should receive a low priority on the Iist of areas targeted for capital improvements. R-3 The two R-3 areas are recommended for multiple family development due to their proximity to high density residential development found immediately to the east. In both cases, cluster development is recommended to preserve the slopes and forested areas. Development densities should not exceed 8 to IO units per acre. Because these areas flank a major roadway at the City's northwest corner, the opportunity 48 �exists for creating a visually pleasing entryway. The scaling, coloring, massing and landscaping of the development on each side must be carefully coordinated to ensure the desired effect is achieved. R-4 The area marked R-4 accommodates two major residential projects, the Landings and a mobile home park. The quality of the park es tab Iishes a precedent that should be copied elsewhere if more mobile home developments are undertaken. The narrow strip of land bordering North Lake Street adjacent to the park is recommended for residential use. Although zoned commercially, development of this type would diffuse the retai I strength of the central business district. Expansion of the mobile home park into this area would be preferable, with access permitted from the park's on-site circulation system. R-5 This fine property located south of East Division Street is recommended for multiple family development. For Example, the area is well suited for a mobile home park due to its relatively flat topography and scenic qualities. Any development must not infringe on teh slope at the property's southern edge. Further, any project pursued here must be carefully landscaped to help ensure the project blends in with the property's hillside and enhances the view the motorist has when approaching Boyne City along M-75. R-6 This property holds tremendous promise for your community. Mediumdensity because: multiple family residential development is recommended I) this land is well suited to meet the demand for seasonal home development; 2) the project can be wel I contained within the roadways that establish the property's boundaries; and 3) the economic return realized by the City will be maximized if seasonal homes are built on this site. 49 �Further, because this property has a special relationship with Lake Charlevoix, the construction of a multiple-family housing project within the context of a mixed use development is recommended. Other uses that could appropriately be bui It on this property include: I) a marina; and 2) commerce that does not duplicate or compete with the businesses found in the core commercial area (for example, a restaurant would be acceptable). Any project built on this property, including the triangular piece and the land between Front Street and the Lake, should, to the extent possible, preserve the views of Lake Charlevoix from Front and West Division Streets, and maintain the site's current open and sloping character. Any construction occurring between Front Street and the Lake must comply with relevant Corps of Engineer permits, Coastal Zone Management guidelines, flood plain regulations, and local ordinances dealing with matters like setbacks from the road. Also, it is recommended that the development proposed for the area not be allowed to spill over into adjacent single-family detached neighborhoods. YOUR COMMUNITY'S BUSINESSES Goals, Objectives, Policies, Programs I. Preserve and enhance your central business district as the City's major activity center. A. Strengthen the qua Iity and diversity of retai I stores and professional offices found in your downtown. I. Encourage the use of vacant land and the reuse of selected structures in the downtown for new and expanding retai I and service activities. a) Define the boundaries of the central business district so that new development and reuse opportunities are available that are compatible with existing commerce. b) Reinforce the identified boundaries of the downtown through zoning. 50 �c) Discourage the establishment of new retail operations outside of the downtown by employing appropriate zoning strategies. 2. Take advantage of available legal and legislative devices that facilitate revitalization activities. a) Establish tax incentives that encourage retail and service business development within the City's commercial core. b) Pursue federal and state funding programs that encourage revitalization. B. Strengthen the character and appeal of your downtown. I. Encourage physical design improvements in your downtown that will upgrade its appeal and improve its convenience for shoppers. a) Upgrade building facades by following established architectural and preservation guide! ines. b) Upgrade the image of the CBD by preparing and implementing a streetscape improvement plan. c) Identify opportunities for consolidating off-street parking, making lots more convenient, and meeting demand more effectively. d) Emphasize points of access between the downtown, waterfront, and Boyne River, using streetscaping, signage and walkways. e) Encourage the improvement of rear store entrances for stores that back up to parking lots. 2. Improve circulation within the downtown. a) Establish a truck route plan that diverts unnecessary traffic from using Water Street. b) Pursue right-of-way improvements that increase the size of areas designated for pedestrian use, particularly at intersections. 3. Promote the preservation of the downtown's historic features. · a) Encourage business owners to recapture the past character of the City through appropriate building improvements. 51 �b) Coordinate historic preservation activities with all ongoing planning programs. c) 4. Seek funds which support historic preservation activities. Promote the image of the downtown by using appropriate organizational and advertising strategies. a) Establish a formal Downtown Business and Professional Association responsible for initiating and monitoring revitalization strategies. b) Encourage the Chamber of Commerce to coordinate ongoing revitalization and marketing activities. c) Work towards marketing the downtown as a collection of diverse retai I and service activities capable of satisfying a complete range of convenience and comparison shopping goods needs. II, Maintain and improve selected commercial activities in designated areas found outside your downtown. A. Upgrade the Lake Street shopping center. I. Improve the shopping center's image. a) Encourage use of landscaping to improve visual appeal of parking lot. b) 2. Buffer parking lot from Lake Street. Improve access and on-site circulation for both vehicles and shoppers. B. a) Limit number of curb cuts onto property. b) Encourage use of islands that structure parking spaces. Accommodate highway-oriented retai I and wholesale operations in designated commercial centers. I. Select properties suitable for development. a) Identify areas presently used for similar activities. b) Establish boundaries for these areas that will allow opportunities for growth and expansion without causing mixed land use conflicts. 52 �2. Regulate the development of properties through the use of site planning requirements. a) Encourage the use of control led entrances and exits that service the maximum number of businesses. b) Require landscaping and other site improvements that upgrade the image of these automobile-oriented businesses. Area Recommendations Based on these goals, recommendations specific to Boyne City's business areas are poss ible. Please see Figure 5 (p. 42), for the locations of the fol lowing labels. C-1 To ensure that your community's central business district continues to be active and economically viable, it is recommended that: I) new retail and service oriented business be encouraged to locate w i thin the outlined boundaries of the CBD; 2) new development, conversion and limited redevelopment be used to accommodate new bus inesses in this area; 3) the facade i mprovement program sponsored by local merchants be promoted and implemented whenever possible; 4) a streetscape improvement plan be developed that identifies how landscaping and other treatments in the right-of-way can be used to make the downtown safer, more appealing, and more functional for the pedestrian; 5) a parking plan be undertaken that identifies where consolidation can occur, where deficiencies exist, and how supply can better meet demand; and 6) physical improvements be made between the CBD, Old City Park, the river and the lakefront, to link these areas together to encourage greater use of these areas by pedestrians. An example of how the CBD might capitalize on the location of the Boyne R iver is illustrated in Figure 6 (p. 54). C-2 The significance of this lakefront property to the downtown should not be underestimated. Presently accommodating old brick structures originally associated with the railroad, a mixed use development is recommended for this site. Examples 53 of activities that can be �~-··' .. co G) ·-a:> G) . G) ~ .2> C LL ~ 0 m ....r:..r:. ·-;:... G) C m 0 ... .Cl) .r:. 0) ·-.:.=: ·C C ..J ' \\,, I I: I I I } I! I I I\ I' i. (' It . l t 'f . f ·1 I . !. ' I _..,,.-: _ 54 \ I I I j I ;1 I I ! I· I' ' �•,. • appropriately established here include: I) condominiums; 2) a marina; 3) businesses which complement those found in the downtown, but don't duplicate services currently offered; and 4) a motel/conference center . The objective of a major development like this should be to anchor the downtown at the west end of Water Street and provide activities which generate year-round traffic. The physical and functional relationship of this area with the downtown will be critical. By no means should the development "overwhelm" the downtown. It must blend in with the CBD. The key to achieving this objective Iies with design. The scale, mass, color, and style of the complex must be sympathetic with the buildings along Water and Lake Streets. Further, the orientation of the development, while naturally capitalizing on the view of the Lake, should not turn its back on the downtown. Rather, it should be integrated with it, both functionally and visually. Pedestrian walkways between the two areas, for example, will be essential. C-3 Your community needs room for the expansion of services, like professional offices. It is recommended that the present pattern along Lake, between State and Vogel Streets, be al lowed to continue. Conversions of existing structures to off ices, as has already occurred, and new development for the same purpose are appropriate along this stretch. No additional retail establishments should be permitted here. As changes occur, site development guidelines should seek to limit the number of entryways (curb cuts) among these properties, and screen al I parking lots from the roadway. Expansion of these uses to the east so that frontage on North Park results should be disallowed. Finally, site improvements are recommended for the shopping center located at the northeast corner of Vogel and Lake Streets. Control led ingress and egress, and on-site vehicular and pedestrian circulation must be provided for the safety of all who use this center, as well as all motorists who are passing by. The kinds of improvements that should be made are illustrated in Figure 7 (p. 56). 55 ��C-4 This area is development. recommended for automobile oriented commercial Also, recreation foci lities would be appropriate here. Where possible, curb cuts should be minimized and combined, and all front area parking lots screened from the road. Because this area stands at one of your community's main entryways, visually pleasing projects (relative to design and landscaping) are important to make sure the first impression is a favorable one. BOYNE CITY'S INDUSTRIES Goals, Objectives, Policies, Programs I. Maintain and improve your community's industrial base. A. Preserve and enhance the quality and diversity of the City's industry. I. Allocate land that can accommodate the growth of an industrial park. a) Select a site that has proximity to public utilities. b) Select a site that has favorable soi I and slope conditions. c) Encourage the use and expansion of a site that is predominately industrial in character at the present time. d) Ensure access to a major highway is possible with minimum disruptions to surrounding properties and neighborhoods. e) Select an industrial site that will minimize truck traffic through your downtown and neighborhoods. f) Est ab Iish site development guide Iines to ensure proper consideration is given to site characteristics and adjacent uses during development. 2. Encourage visual improvements to industrial properties and minimize conflicts with adjacent land uses. a) Encourage the use of buffers and screening where conf Iicts exist between industry and adjacent uses. b) Coordinate the site improvements recommended for the waterfront industrial sites with the improvements planned for Veteran's Memorial Park. c) Encourage industry to landscape existing sites. 57 �d) Encourage the reuse of vacant industrial foci Iities that is compatible with the predominate land use found in their immediate vicinity. e) Encourage industry to control points of ingress and egress to their property from public roadways. Area Recommendations The fol lowing area specific recommendations are based on the preceeding statements (see Figure 5, p. 42 for label locations). 1-1 These two industrial sites have virtually no room for expansion. To satisfy possible office space expansion needs, it is recommended the properties across Lake Street (found in C-3) be reused as necessary to meet these needs. Visually, the Bendix and Courter buildings are satisfactory. However, site improvements are desirable. A landscaped buffer between the roadway and parking lots would improve the area's visual quality, and create controlled points of access that would be safer for all drivers involved. At the back side of these properties, an access easement could result in the development of a continuous footpath along the lakefront between the Landings and Veteran's Memorial Park. 1-2 Because Boyne City desperately needs a site that is marketable for industrial development, it is recommended the airport property be converted for this purpose. The site is well suited for industry because: I) it has flat terrain; 2) other industry, like Top-O-Michigan Electric, already exists in the area; 3) the site is adjacent to a major roadway (M75) that will permit the easy movement of materials by truck without penetrating the downtown; 4) major utility lines are close enough that extensions to the site can be made relatively easily; 5) it is larger than 40 acres in size, and has width and depth dimensions that make it 58 �flexible enough to accommodate large industries, a cluster of smaller ones, or a combination of the two; 6) its large size means the property is eligible for site improvement monies from agencies like the Economic Development Administration or Farmer's Home Administration; and 7) the property is owned by the City thereby minimizing the financial obligation the City must assume to create an area suitable for industrial development. To prepare this site for industrial development, the City should: I) prepare a conceptual site plan identifying how the area can be used most effectively relative to buildable zones and on-site circulation; 2) ascertain from the Michigan Aeronautics Commission what procedures must be followed to retire the debt incurred for runway construction; and 3) determine what costs will be involved to service the area with utilities. As one strategy for helping to retire the debt, the western portion of the runway (identified for single-family development) could be sold for homesites. While helping to strengthen this residential area with new buildable lots, the site plan prepared for the industrial park must not permit access through this neighborhood. A hard buffer must be established at Kunert Road. All traffic to and from the site should rely on M-75. Finally, site development guidelines for the area should encourage new industry to model themselves after Top-O-Michigan. Landscaping wi 11 soften the visual impact of new industry on the adjacent public and residential uses, as well as create a favorable entryway to the City. The controversy likely to be generated by this recommendation must be noted. For political reasons, or for reasons unforseen, it may prove impossible to use this site as recommended. alternative site must be selected that In this event, an is suitable for industrial development. The following site is identified should this impasse result, but this proposal should only be viewed as a last resort. 59 �The property that could be developed includes: Top-O-Michigan and the airport runways; I) the land between and 2) the property recommended for multiple family development and marked as R-5 on the land use map. Problems associated with this development strategy include: I) the lack of site flexibility that characterizes these properties due to their configuration; 2) the decentralization of industrial development that wi JI increase the range of impacts on the community; 3) the lack of room available in these areas capable of meeting long term development needs; 4) potentially using property well suited for multiple family development (area R-5) that will be difficult to make up as appropriately elsewhere; 5) the size of each site, neither of which are eligible for site improvement grants; and 6) the fact that the R-5 area would need to be purchased by the City before site improvements could be made, thereby magnifying Boyne City's financial commitment to industrial development by a substantial, and perhaps prohibitive, amount. BOYNE CITY'S NATURAL FEATURES Goals, Objectives, Policies, Programs I. Capitalize on your community's diverse natural features as a way of satisfying resident recreational demand, promoting tourism, and maintaining the scenic and rural character of Boyne City. A. Serve the growing demand for recreational facilities within the community. I. Maximize the use of existing parks to meet a greater variety of recreational needs. a) Develop a master plan that identifies the optimal use of each park and guides their development. b) Prepare a funding strategy that will help ensure the implementation of your community's park plans. 2. Encourage the development of new recreational sites within your community that expand recreational opportunities. 60 �a) Encourage the use of vacant pub Iic properties as a means to satisfy neighborhood recreational deficiencies and meet rising recreational demands. b) Identify undeveloped sites that serve the greatest recreational need and establish priorities for improvements. c) Establish points of access to Lake Charlevoix and viewing stations at pub( ic road ends. B. Improve the recreational opportunities provided by the City's unique natural resources. I. Develop the waterfront as a community focal point and gathering place that accommodates social and recreational activities. a) Develop a pedestrian orientation along the water's edge. b) Accommodate both passive and active recreation along the waterfront. c) 2. Improve the visual image of the waterfront. Capitalize on the various recreational opportunities available to your community along Boyne River. a) Capitalize on public land holdings at various locations along the riverfront to ensure access to, and use of, this resource. b) Encourage merchants with property abutting the River to provide access to the River's edge. c) Increase access and usability of the River's edge by providing walkways and crossovers where appropriate. d) Encourage programs that are directed at River usage and expand the number of water oriented activities. 3. Encourage the use of Avalanche Preserve as a recreational resource that meets a variety of recreation needs for your community's residents and tourists. a) Maintain and improve the Preserve's natural habitat and related ecological characteristics. b) Alleviate the erosion problems prevalent along the face of Avalanche. c) Encourage continued recreational use of the mountain for activities available. 61 and expand the passive opportunities �d) Provide designated areas of the mountain for active recreational uses. e) Develop a set of guidelines monitoring use of the mountain and formulate a mechanism to assure compliance with these guidelines. Area Recommendations The fol lowing recommendations are based on the preceding statements (see Figure 5, p. 42). P-1 Veteran's Memorial Park serves as the hub of activity along your waterfront. Informal and formal recreational activities are accommodated here, as are important community events. Visually, the Park is very significant because it's the largest public open space on the Lake. In the future, these strengths must be recognized and used to advantage. To achieve this, it is recommended a plan be prepared that: I) identifies how the Park can be enhanced to better serve your community; 2) identifies how this Park can begin to organize activities and establish design precedents for subsequent improvements that are proposed for the entire waterfront; and 3) identifies how the waterfront can be more effectively integrated with other activity centers, like the central business district. In conceptual terms, these three points are addressed in the Waterfront Concept Plan (see Figure 8, p. 62). The preliminary ideas in this Concept Plan reflect the community's desire that: I) Veteran's Park not be overdeveloped, but programmed with many open spaces that permit informal recreational activities like walking, picnicing, and sitting; 2) the pedestrian orientation of this Park be strengthened; 3) pedestrian walkways be established along the Lake to help tie various activity centers together; 4) improvements that are undertaken be low cost in nature relative to both construction and maintenance; and 5) consistency and compatibility be maintained relative to landscaping 62 �Waterfront Concept Plan Figure 8 -~...,___ _ __ __ _ _ _ Lake Street Promenade ·~~1urnou •W..JJ..l:'..WAY 1 ~11leWA'( . W J ~ u~ Fishing P o i n t - - - -- - -~-, L.....J.,._,....,...,..,b:l<--------Park Development ,MAJIJjAJl-l E,Xl:;,TJI-IC, l\t_'j,_L-h,U-.,__ Passive Waterfront--- l=~ILlTI~ - - - ~ ; . ; ... .-'-1.1 • ~ I Z I : : , l=".Alc¥-ll-t,i • ~Af~ ·f:=l-0HI 1--0r . ~~I~ · O~~VA11111-J c~ Waterfront Commercial Oppo . e,a.(rt.tM/..C.~ F'la2~~::,, . f'Ul!!,L.1~ ~ u.J.. ·r~IUG PllaZ, Prime Commercial - - - -- - +cl-------4'--41.~:..-----. Redevelopment Opportunity - - - - Main Street Promenade .~l~IJ ~ 63 �and pedestrian-oriented treatments among the Park, CBD and the new mixed use project that may occur to the west of Lake Street (see C-2 description). The schematic design plan being prepared for this Park must reflect these concerns of your community, as illustrated in Figure 9 (p. 65). P-2 Most residents in Boyne City agree Old City Park could be used to greater advantage. Certainly it has numerous traits that can be capitalized on like being adjacent to the Boyne River, near the CBD, and being heavily treed. To identify what improvements should be made to take advantage of these traits and increase the Park's attractiveness, it is recommended implementation. a plan be developed and scheduled for Among the improvements to be considered are new pedestrian scaled lighting and upgraded parking facilities. P-3 Presently used for the storage of municipal vehicles, it is recommended this area be converted into a pub Iic park. The opportunity exists for providing facilities that capitalize on the River's presence. A fishing area, drop-in point for canoes, picnic grounds, informal play areas for children, and parking facilities would be appropriate. These improvements need not be expensive, and the benefit gained from having access to a major natural feature should justify the level of expense required to make the area visually attractive and usable. P-4 Rotary Park is a fine example of how a community can employ federal dollars to create a distinctive and sorely needed recreational facility. Financed by Land and Water Conservation Funds from the Heritage Conservation and Recreation Service, new ballfields, tennis courts, parking facilities and other amenities have been developed within a natural context. The success of this project should be used to promote similar efforts for other parks. P-5 It is recommended this publicly owned property be formally designated as a nature preserve/conservation area. Informal hiking trails could be established to capitalize on the view of the Boyne River and make it 64 �• I ~ 0) Cl) a, ... ... 0. ::, - a, ·c: 0 E Cl) :E en ..c e ..,Cl) Cl) > -; ... Cl) t, ea, .J::. 0 C a, ·c: .., en Cl) "0 Cl) 0. Cl) .., .J::. 0) ·c:;C C a, .J::. C w 0) ·LL �possible for people to explore the area. This foci Iity also could serve an educational purpose for school groups, particularly if interpretive signs were created by, perhaps, a high school biology class. P-6 The use potential of Avalanche Preserve is fantastic. Due to the size and complexity of this resource, a detailed master plan shotJld be prepared to determine how the Preserve can be used most effectively. During the preparation of the plan, several guidelines should be followed when identifying activities to be programmed on the site. activities should: I) only be recreational in The nature; 2) have ,low development cost and maintenance requirements; 3) be sensitive to the Preserve's ecology, vegetation, and slopes; 4) alleviate known recreational deficiencies; 5) have local as wel I as tourist appeal; 6) be diverse and offer both passive and active recreational opportunities; and 7) be implementable in phases. Specific activities and facilities residents would Iike considered for the Preserve include: softball fields, cross-country skiing, nature trai Is, soccer and reforestation, interpretive and educational centers, snowmobile trail, and picnic facilities. BOYNE CITY'S UTILITIES Goals, Objectives, Policies, Programs I. Provide and maintain public utilities required to meet the needs of your community's neighborhoods, businesses and industries. A. Upgrade your City's water and sewer systems as necessary. I. Prepare and prioritize a list of improvements required to adequately service existing developments. a) Develop a long-range water and sewer maintenance and replacement program. b) Establish a funding strategy that will permit the pursuit of necessary construction projects. 66 �2. Ensure the short and long-term storm drainage needs of your community are met. a) Expand the existing storm drainage system to accommodate areas that experience high surface runoff. b) B. Plan for extensions in capital improvement program. Provide water and sewer services to community residents currently lacking utilities, as well as to areas identified to accommodate new growth. I. Evaluate neighborhoods within your community that are currently lacking public utilities. a) Establish long range program to service areas showing greatest needs. b) Incorporate decisions into City's capital improvement program. 2. Plan for the extension of water and sewer lines to anticipated growth areas. a) Upgrade existing delivery system so that extensions can be accommodated. b) Incorporate decisions into City's capital improvement program. Specific Recommendations The significance of utilities in an emerging community like Boyne City cannot be overstated. At the very least, three points should be made. I. The relationship between utility availability and growth management is direct. To provide utility systems in a new area is to make a commitment to growth in that area as well. This is true whether growth occurs immediately or years down the road. 2. Once utilities have been installed, a commitment to maintaining them over time must be made. Investments in your community are made daily based on this understanding. To allow utilities to fall into an unalterable state of disrepair is to undermine the investor's faith in the community, demonstrated at the time the investment was made. 67 �3. Key to the successful maintenance and provision of utilities is money. With too little of it, communities like yours spend more time and money on crises than on planned improvements. Also, as costs associated with new utility development continue to escalate, a very sensitive fiscal balance between maintaining existing systems and preparing new areas for growth must be made. Most emerging communities, and Boyne City is no exception, cannot extend Iines into new areas at wi 11, nor can they afford to withdraw and only attend to existing utility systems. When planning for utility improvements, then, a delicate balance must be maintained between upgrading existing facilities, and making preparations for new growth areas. Clearly, the City's first obligation is to current residents, and secondly to new development. As plans are made for upgrading current utility systems, though, the potential for servicing new areas by capitalizing on improvements made to existing systems must always be recognized. Areas with high growth potential that should be considered when scheduling improvements to existing systems include: I. The airport property, which is recommended for conversion to industry. Before Iight manufacturing can be attracted to this area, the availability or promise of utilities will be required. Perhaps when additional sanitary sewer and water capacity is supplied to the High School, lines could be readied for the industrial park as well. 2. The residential area east of Evangeline and south of the railroad tracks. It may prove more economical and timely to extend sanitary sewer lines through this neighborhood into the industrial park. 3. The unsewered residential area focused at the intersection of Bailey and Jefferson Streets. 4. The residential area north of West Michigan Avenue. 68 �5. The areas recommended for multiple-family development on either side of West Michigan Avenue which are just beyond the range of existing sewer and water lines. 6. The Tannery property. Unlike the sanitary sewer and water systems, it isn't reasonable to plan on extending the stormwater system throughout the community. The costs would be too great, and the other two utilities have higher priority. Some new lines, though, may be necessary depending on where runoff causes the greatest problems. For example, where roadway beds are dramatically eroded each year, or where back-up problems caused by infiltration into the sewer lines are excessive in any given residential area, the City should plan on instal Iing new Iines. For those areas where the existing surface drainage system is adequate, though, stormwater improvements are not recommended. CIRCULATION IN BOYNE CITY Goals, Objectives, Policies, Programs I. Develop and maintain a safe and efficient circulation system for the residents of your City. A. Accommodate the diverse roadway needs of the City's residents. I. Encourage improvements to the City's street system that complement the regional street network. a) Coordinate local street improvement plans with proposed improvements to the County and Regional highway systems. b) Adopt street construction standards that complement those for the County and Region. c) Est ab Iish a roadway improvement plan that seeks to pave al I soft-surface roads. 69 �2. Encourage non-residential community that traffic to use streets within your minimize disruption to your residential neighborhoods. a) Classify streets throughout your community according to function and design. b) Designate streets that can appropriately accommodate truck traffic. B. Improve the types and quality of circulation available to City residents. I. Encourage the provision of appropriate circulation improvements in conjunction with new development. a) Es tab Iish on-site development standards that regulate parking, access and walkway requirements. b) Ensure necessary street and sidewalk improvements are provided as part of new developments. c) Develop a street classification system using function, need and demand as considerations in the setting of improvement priorities. 2. Encourage the development of a pedestrian oriented community that takes advantage of your community's compactness. a) Provide pedestrian walkways and rest areas between major activity centers. b) Encourage right-of-way improvements to occur in conjunction with street improvements. c) Encourage new developments to provide for safe pedestrian movement within the project. Specific Recommendations As a basis for making decisions regarding roadway improvements, it is recommended that a Street Classification System be adopted (see Figure I 0, p. 71 ). Through the use of the definitions and standards that follow, the Classification System: 70 �• -,. • Street Classification System Figure 10 E3 E3 E3 Regional Arterial Local Arterial Primary Collector El Secondary Collector B Local Roadway Lake Charlevoix City of Boyne City Charlevoix County Michigan Updated based on information provided by the City of Boyne City '-------- - - , - - - JI L Johnson Johnson & Roy/ inc. Plannirig/ Landscape Architecture/ Urban CYesign (1) July1979 71 �• • • • • • • • • •• • • • • • • • • I. Defines the function of each street found in your community; 2. Establishes a basis for determining what roads need to be upgraded, and to what standards; 3. Can be used to help you establish your capital improvement program; 4. Recognizes the need to coordinate City-wide improvements with those proposed for County and State roadways that feed into Boyne City • The function of each roadway type identified in Figure IO (p. 71) is established by the following definitions: I. Regional arterials carry large volumes of traffic at relatively high speeds for long distances. They carry vehicles primarily between major cities, and correlate with the State's trunkline system. Of the five road types identified, this one has the widest right-of-way requirement. 2. Local arterials operate at moderate to higb speeds, and service withinRegion and between-County traffic. Like regional arterials, these roads link major population centers together . 3. Primary collectors carry moderate volumes of traffic at moderate speeds between major activity centers within the City, as well as between Boyne City and adjacent communities. They tend to link the arterials together as well. 4. Secondary collectors accommodate movements between neighborhoods and activity centers. Their primary purpose is to collect traffic from local streets and distribute it to primary collectors and arterials . Traffic volumes are moderate, and speeds range from low to moderate . 5. Local roadways move low volumes of neighborhood traf fie at low speeds over relatively short distances (less than Y2 mile). Their primary purpose is to serve individual properties . 72 �The Roadway Standards proposed for your community are illustrated in Figure 11 (p. 74). Please note these drawings identify right-of-way dimensions, design specifications for local roads with and without curbs, and specifications for sidewalks/bike paths. Standards for regional arterials are not shown because they usually are set at the time of construction. In addition, it is recommended that: I. Unpaved roads be scheduled for upgrading with existing residential development being used as a guide for determining improvement priorities. 2. Future road extensions not result in dead end streets, as is the case with Grove and Ottawa. Roads without cul-de-sacs can't handle safety vehicles effectively • • • ~ 3. A truck route plan be adopted that: I) al lows trucks to use al I but local streets to ensure the neighborhoods are not disrupted; 2) prohibits al I trucks from using East Water Street, between East and Lake Streets, except those making de! iveries to the stores along Water Street. Relative to the Boyne Valley Railroad, it is expected a joint public/private partnership will be required to establish the Company's viability. value to tourism, its continued support is justified. Because of its Charter trips should be continued, as should daily trips during the operating season. If mixed use developments occur at the base of Water Street, or southwest of Front and Second (see C-2 and R-5 on Figure 5, p. 42) the role of the Railroad might be expanded. Potentially, it could offer shuttle service between these developments and the Boyne Mountain area for skiers, golfers, and tourists in general. 73 - - - ---- --------- �Roadway Standards Figure II (~ •,. • " g· 22· 14· so· Local Street 2 . 50' 11' Local & Secondary Collector s· T 36' 60' Primary Collector & Local Arterial City of Boyne City Charlevoix County Michigan 74 12· Johnson Johnson & Roy inc Planning Landscape Architecture Urban Design �IMPLEMENTATION STRATE GIES INTRODUCTION Implementation strategies are a key component of any comprehensive plan. They prescribe how the plan's recommendations and programs become realities. Because the true value of a plan is never realized unless it is implemented, it must be carefully designed to ensure it is workable. This is no less true for Boyne City's Comprehensive Plan. Hence, the contents of this Plan were carefully developed with an eye towards implementation. Before reviewing the suggested implementation strategies, several points should be made. First, numerous interest groups, pub Iic agencies and private concerns constantly make decisions that have an impact on the way Boyne City changes. This Plan should be viewed as an implementation device that assists in the coordination and direction of public and private policy and, therefore, the actions taken by these decision-making bodies. Second, implementation is a process that requires tremendous energy and dedication from those committed to the Plan's achievement. The process of making a plan work is not an easy one. Change, even for the better, is difficult to institute. Third, changes are not made overnight. It takes time to put guidelines and recommendations into practice whether they constitute departmental policy or tangible improvements. Fourth, various changes will be more easily achieved, and in a shorter time period, than others. Time must be spent to determine which actions will require less energy, time and expense, and which of these are most desirable. On the other hand, actions requiring extensive resources must also be identified and prioritized according to need. The City Administration, working in conjunction with the Planning Commission, should establish these priorities. 75 �• " Finally, the utilization of this Plan must begin with its interpretation by those individuals responsible for its use. This process involves the incorporation of the Plan's guidelines and recommendations into a form that is usable for each implementation strategy. The nature of this process will be made clearer when the individual strategies are reviewed. THE PLANNING PROGRAM This Comprehensive Plan should not be viewed as a finished product. As events or the needs of City residents demand it, various additions will need to be made. It is not anticipated, however, that this Plan's major goals and concepts will require alteration. Rather, as the Plan is interpreted and implemented, only detai Is may require some change. At this time, it is neither possible nor desirable to specifically identify the future use of each lot within the City. It is not possible due to the generalized nature of the Plan, and not desirable because the City's specific needs are not that predictable. It is possible to state, though, that changes must remain consistent with this Plan's goals and objectives. While an element of flexibility is inherent in this Plan, then, there are certain core features which remain unyielding. To ensure this Plan remains responsive to the needs of Boyne City, the City's over al I planning program must be expanded. It is recommended the program have several elements, including: I. A mandatory annual review by the Planning Commission of selected sections of the Comprehensive Plan with recommendations forwarded to the City Commission. Because tremendous resources would be required to review the entire Plan on a yearly basis, one or two different sections should be reviewed each year. After all sections are reviewed over a period of several years, the cycle should be repeated. Each review should entail updating each section with information as it becomes available. Guidelines and recommendations that are affected by the new data should then be modified as necessary. 76 �2. The development of functional plans. For each specific area of interest, a functional plan should be prepared that spells out in detail the proposals found in the Comprehensive Plan. All functional plans should be developed within the framework provided by the Plan. They should expand on the goals of the Plan, while remaining consistent with those goals. Also, functional plans should operationalize the Plan's intent in departmental policies and procedures. A direct link between the Plan's content and implementation thereby is created. Examples of functional plans include a Sewer and Water Extension Plan, Park and Recreation Plan, and a Pedestrian Circulation Plan. 3. Special land use and design plans. These are important because they interpret the Comprehensive Plan at site specific levels. Areas within the City requiring special ' physical treatments can be identified and dealt with accordingly. In short, they refine the land use proposals and illustrate how guiding policies are handled in small geographical areas. Examples of special plans include a Waterfront Improvement Plan and a Downtown Urban Design Study. PLANNING AND CITY GOVERNMENT City Administration The successful implementation of this Comprehensive Plan can accomplished if all City Departments strive toward common goals. only be Boyne City, with its City Manager form of government, has demonstrated it can effectively coordinate the objectives of various City Departments. As implementation of this Plan begins, however, the City will need to strengthen these ties. attention will need to be given to the City's Housing Authority. Particular Many of the residential physical improvement opportunities suggested in this Plan rely on the expansion of the Authority's role. 77 �•,. : II II Ill • •,. • • ••••"• Similarly, the City Administration must strengthen its working relationship with the County's Building Department. Because the County has the responsibility for overseeing building code enforcement within Boyne City, it is important that this agency actively follow the housing recommendations found in this Plan. This includes the removal of delapidated housing and carefully monitoring the structural conditions of the City's houses. Planning Commission Boyne City's Planning Commission has an important role relative to the City's planning activities. Specifically, the Commission has responsibility for: I. Publicizing and promoting planning in the City. 2. Holding citizen review workshops during which input from the community is solicited regarding planning-related activities • 3• Overseeing the Comprehensive Plan and ensuring that its intent and guidelines are appropriately interpreted when land use issues are raised. 4. Helping to pursue the development of land use regulations and controls recommended in this Plan . s. Assisting in the review and revision of capital improvement programs. 6. Assisting in the evaluation of the City's yearly progress made towards the implementation of this Plan. Goals for each year's planning activities can be formulated as a means for measuring the community's p-rogress. 78 �Goal Application As discussed previously, the land use proposals found in this document are the interpretation of your City's goals and objectives into a physical concept. This concept identifies how land areas within the City should be used in the future. During the months ahead, there will be a need to use this Plan as a basis for evaluating various land use proposals that appear in the form of requests before City decision-makers. As this occurs, the following procedure should be utilized to assure that all land use decisions are consistent with the intent of this Comprehensive Plan. I. Each request should be studied in light of the designated land uses found on the land use map; 2. Where questions or concerns exist regarding the intent or appropriateness of a proposal, this document's goals and objectives should be used as a basis for Plan interpretation. Annexation The recommendations of this Comprehensive Plan assume Boyne City will continue as a self-contained community, accommodating anticipated land use needs within its existing boundaries. The reasons for this approach are two-fold: I) sufficient land area exists within the City to accommodate all forecasted land use needs through the year 2000; and 2) the acquisition of land through annexation is an extremely difficult and complicated process. The annexation process is complicated by a number of matters which, in many instances, inhibit its success. These include: I. The lack of specific guidelines that establish when annexation is acceptable; 2. Concern over the implications of creating Charter Townships to stop annexation; 79 �•• • • , 3. 4. The need to provide the site with complete City services; The philosophy that a City cannot annex solely for the reason of improving its tax base; and 5. Governmental cooperation • Over time, however, a number of conditions may change, including the annexation laws, that may make annexation more feasible. Certainly changes in funding programs, such as revenue sharing, together with new policies and incentives directed at increasing jobs and the tax base of urban areas will have an influence on the practicality of annexation as an approach to be pursued by Boyne City. Also, if it is determined the Boyne City Airport cannot be used to accommodate future industrial development, annexation becomes the only option available if a federally funded industrial park is to be achieved. CODES AND ORDINANCES The fol lowing strategies are recommended for use for two reasons. I. They have the ability to address and effectively deal with the major issues described in this Plan. 2. They are currently available for use, or at least can be developed with relative ease given the City's existing resources. While these strategies are recommended for use at this time, they should be reviewed periodically along with the rest of the Plan. Any needed updating or modification in terms of approach or content can then be accommodated as required. Zoning Zoning has great value to a comm~nity when it is based on a Comprehensive Plan. Without the guidance of land use recommendations that support stated goals and objectives, zoning decisions are viewed as arbitrary and political in nature. The completion of this Comprehensive Plan makes the use of zoning particularly 80 �•,. " appropriate. This Plan's comprehensive nature provides a natural framework on which a comprehensive zoning ordinance can be based. This kind of ordinance is preferred because it establishes a legal framework that takes into account land use needs for the entire City as opposed to individual sites. As a result, its scope is responsive to the community as a whole, rather than just individual parts. From a legal standpoint, this adds a dimension of soundness to the ordinance that might otherwise not be realized. The primary concepts established by this Plan have City-wide application. A comprehensive zoning ordinance is most appropriate for assisting in the application of these concepts. For example, the need to minimize land use conflicts throughout the City can be readily addressed by this type of ordinance. Also, the desire to protect the integrity of the City's residential areas can be advanced using this implementation device. The City's zoning ordinance requires many changes before it reflects this Plan's guidelines. Among these are: I. A unified zoning system that recognizes the differences in the original construction and development standards found in various parts of the City. 2. The addition of site plan review regulations, particularly for multifamily, commercial and industrial development. 3. Improved sign controls and standards. 4. Standards governing mixed uses. 5. Improved standards governing screening and buffering. 6. The establishment of compatible density ranges. 7. Improved height, bulk and yard standards. 81 �It is recommended that a study team be selected and charged with updating the ordinance in accordance with this Plan's recommendations. This should be done as soon as possible so that future zoning issues can be dealt with appropriately. Subdivision Regulations Like zoning, subdivision regulations are recommended implementation of this Plan. for use during the While zoning is concerned with land use on a site basis and activities permitted in selected areas, subdivision regulations are concerned with the process of subdividing and the quality of individual developments. Subdivision regulations protect the needs of residents by providing both site design controls and jmprovement standards. Design controls generally deal with land requirements and arrangements for roadways and parcels. Improvement standards, another component of subdivision regulations, are concerned with physical improvements that must be completed prior to the recording of the plat and the sale of lots. Currently, few site design controls are found in Boyne City that pertain to subdivision regulations. Those requirements which do exist, such as minimum sidewalk construction standards, were adopted years ago and are not appropriate today. Standards and minimum designs consistant with the City's goals are necessary for effective implementation to be achieved. Additional regulations are recommended for developments that may have an impact on the City's environmental quality. Specifically, proposed subdivisions should be denied if it would cause serious off-site flooding, environmental degradation or a public facilities problem. In short, subdivision regulations should be updated to protect the City's environment from potentially harmful effects resulting from new developments. These regulations should strengthen the overall impact of the comprehensive zoning ordinance. 82 �Site Plan Review Because there are few site plan regulations in effect, site plan review requirements should be developed and incorporated into the City's zoning ordinance. In general, site plan review should provide guidance relative to the placement and character of structures on parcels of land. In addition, the requirements specify standards for how projects must relate with their environment. This is particularly critical for undeveloped properties along the City's waterfront. Building Code Boyne City has adopted the building code requirements presently in use by Charlevoix County and uses the County's Building Department as the enforcing agency. Because of this City and County relationship, a high degree of coordination is required. Accomplishing uniform code enforcement is not an easy task because of the number of parties involved. Every effort must be taken, therefore, to strengthen Iiaison between City and County governments to ensure enforcement is comprehensive. Rehabilitation will play a primary role in correcting existing housing defects in Boyne City. Rigerous code enforcement will help ensure that stable neighborhoods remain as such, and that problem areas are improved. CAPITAL IMPROVEMENTS Capital improvement programming entails scheduling public physical improvements for a community over a designated period of time. The schedule should reflect the priorities and financial capabilities of the municipality. The way a Capital Improvement Program (CIP) is developed tends to vary from one city to another, but general agreement exists relative to the following: I. Capital improvements refer to any expenditure for facilities which are government related. Costs for land acquisition, building construction, highways, utility lines, and landscaping are examples of capital improvements. 83 �• • • ,. 2. A capital improvements budget refers to a Iisting of projects according to anticipated costs and sources of funds that is prepared annually • 3. A capital improvements program involves a long-term schedule of projects based on costs and funding sources. The CIP serves as the implementation plan for the City's needed physical improvements . Generally, the capital improvement program is prepared and adopted annually in accordance with long-range goals that are part of the program. Relationship with the Comprehensive Plan A sound CIP should act as a major tool leading to the implementation of the Comprehensive Plan. To ensure this is achieved, the CIP should be based on improvement recommendations that are a part of the Plan. Additional projects, as they are included in the budget, should remain consistent with both the overall intent and recommendations that are reflected in this Comprehensive Plan. Issues dealing with location, timing of desired development and potential impact on recommended land use for the selected area are examples of what must be reviewed. Preparation of the Capital Improvement Program Generally, several steps are involved during the preparation of a CIP. First, an annual budget policy is prepared to guide City departments and commissions in the program preparation. Second, an inventory of all committed and potential projects is prepared, along with cost estimates and an evaluation of their relative priority. Third, an analysis of the community's financing capabilities is conducted relative to the project types that are identified. Fourth, the CIP should be developed to cover a five year period, with reviews of the program occurring yearly. Fifth, a longrange schedule that addresses project execution is developed, taking into consideration project relationships with each other and financial requirements. Sixth, projects slated for early action are selected from the schedule and incorporated into the capital improvement budget for the next fiscal year. Finally, the program from which the budget is developed is adopted. 84 �•1111 • Monitoring the Program Adoption of the CIP means that certain projects will be financed during the next fiscal year. To ensure that budgetary and project commitments are followed as desired, the Planning Commission and City Commission should review progress reports that are submitted by department officials or the City Manager. Any problems or changing conditions encountered during the CIP's implementation should result in recommended changes in the program. Importance of the CIP for Boyne City Capital improvement programming is significant in Boyne City for several reasons: I. Funds available for projects are limited. All expenditures must be made as judiciously as possible to ensure maximum benefit is realized with each expense. 2. Funding source requirements often conflicf with a City's priorities. It is necessary, then, that efforts be made to match need with avai Iable funds wherever possible. 3. Many capital intensive projects are recommended in this Plan. To accommodate change as desired, the CIP must reflect this in its schedule. Improvements, like roadways and sewers, are particularly important in terms of guiding future growth. Improvements geared towards revitalizing the City's central business district like walkway improvements, landscape and screening improvements, and off-street parking must also be a part of the schedule. The CIP is important for one additional reason. It serves as a barometer against which the success of this Comprehensive Plan can be partially measured. As physical improvements are made, the results of these changes should be consistent with, and lead to the eventual achievement of, the goals and object ives of this Plan. 85 �•,. 1111 • FEDERAL AND ST ATE FUNDING PROGRAMS The successful implementation of several recommendations found in this document is dependent upon a number of considerations, including the availability of financial assistance. A brief overview of various State and Federal programs that may assist Boyne City with the implementation of these recommendations follows (see Tables 2, 3, and 4, p. 87 - 92). These programs, presented in table form, are listed according to their possible applicability for housing, commercial, industrial, and recreational land uses . • 86 �TABLE 2 - HOUSING PROGRAMS Problem Program Result Evidence of major and minor structural problems among residential dwellings Rehabilitation Loan and Grant Program Improves housing quality resulting from rehabilitation of residential structures Community Development Block Grant funds for structural rehabilitation are provided to low and moderate income homeowners and landlords Rehabilitation Loans: Section 312 Federal loans directly available to owners of residential or nonresidential properties for rehabilitation Housing Construction Program co --...J Revitalizes neighborhood as a result of upgrading structures characterized by poor maintenance Results in comprehensive rehabilitation programs that focus on upgrading housing Joint state and federal program provides low interest rehabilitation loans, interest subsidies and deferred payment loans to low income families Community Development Block Grant Funds Provides community with opportunities for implementation of special programs Direct funds are available to local munithat benefit low and moderate income cipalities to improve the living environment. families A majority of public improvement projects qualify if directed at low and moderate income levels Neighborhood Strategy Areas Section 8 Housing Assistance Payment funds targeted in areas where Community Development Block Grant monies are used for revitalization projects Achievement of comprehensive revitalization program in selected neighborhood that emphasizes short-term housing revitalization and coordinated community development activities �-------, TABLE 2 - HOUSING PROGRAMS (cont'd) Problem Program Result Need for neighborhood investment Community Reinvestment Act of 1977 Increases level of investment in neighborhood resulting from financial institutions becoming involved with public and private improvement programs Regulated financial institutions must demonstrate that their deposit facilities serve resident needs for credit services in communities where they are chartered to do business Federal Housing Administration Improvement programs that rely on federally insured financial institutions to promote residential and commercial rehabi Iitation efforts co co Neighborhood Housing Services Program Federal assistance in terms of comprehensive investment program made available to cities which demonstrate a cooperative spirit among local public agencies, lending institutions and neighborhood organizations Lack of ownership opportunities for low and moderate income families Homeownership Assistance: Section 235 Federal mortgage insurance and interest rate reductions avai Iable for new and rehabilitated units Basic Home Mortgage: Section 203(b) Federal mortgage insurance for 90%, 30year mortgages used to purchase new or existing one-to-four family units Revitalization of housing stock and business district due to federal incentives made available to local financial institutions Neighborhood revitalization and stabilization resulting from investment strategies that serve to initiate capital investments by local residents and businesses Increases neighborhood stability resulting from purchase of new and rehabilitated units by moderate income persons Increases neighborhood stability resulting from homeownership among high risk, moderate income families �- ••• TABLE 2 - HOUSING PROGRAMS (cont'd) Problem Program Result Lack of ownership opportunities for low and moderate income families Special Credit Risks: Section 237 Increases neighborhood stability resulting from higher rates of ownership among families having marginal credit risk rating Lack of ownership opportunities for low and moderate income families co 'Cl Insurance provided to local lending institutions against losses incurred on residential mortgages extended to marginal credit risk families who benefit from financial counseling Income Rental Assistance: Section 8 Rental assistance available to households whose incomes are 80% or less than the median income for households (assisted household pays 25% of its gross income for rents and program pays difference between household's payment and contract rent) High percentage of elderly and retired heads of households Neighborhood stability resulting from less turnover prompted by increases in contract rent Increases supply of housing for elderly and handicapped which serves to meet neighborhood's demand Provides direct federal loans to aid in the construction or rehabilitation of rental and cooperative housing for the elderly or handicapped i �--------- TABLE 3 - COMMERCIAL/INDUSTRIAL PROGRAMS Problem Program Result Improvement of special features found in Boyne City National Endowment for the Arts Development of unique designs within the City's downtown or waterfront areas Encourages communities to introduce exemplary design as part of their planning process Lack of financial assistance for businesses Business Development Assistance (EDA) Assists expansion opportunities and community reinvestment by private enterprise Provides long term loans for up to 65% of the cost of expansion or new construction of industry or commercial foci Iities Small Business Administration Assists in encouraging private investment within the CBD Provides loans or loan guarantees to business owners to help finance growth and development '° 0 Lack of funds for improvement of the physical and economic environment Farmers Home Administration Encourages public and private investment to improve the community's business climate Provides loan guarantees for public or private property acquisitions and improvements within cities of less than I 0,000 people Public Works Grants (EDA) Provides monies for physical plant improvements to designated areas as a means to improve economic conditions Upper Great Lakes Regional Commission Assists in providing the capital improvements necessary to encourage private investment in the City Assists in providing public works improvements necessary to encourage private investment Provides monies to encourage industrial development in local communities Ii �79 I' I TABLE 3 - COMMERCIAL/INDUSTRIAL PROGRAMS (cont'd) Problem Program Result Lack of funds for improvement of the physical and economic environment Economic Development Corporation Provides low-cost monies to business and industry willing to make an investment within the community Lac k of new investment within downtown Downtown Development Authority Permits the community to raise funds for aiding business and industry in acquiring land, bui Idings and equipment through the issuance of tax exempt revenue bonds if the project is revenue generating Permits local governments to encourage downtown improvements through issuance of revenue bonds or special tax assessment '-0 Commercial Redevelopment District Encourages revitalization by providing means for generating monies eligible for improvement projects Improvements made to physical structures in downtown and new development also encouraged Allows the granting of tax relief for real property improvements within the defined limits of downtown Urban Development Action Grant Revitalization of areas where match can be generated through private investment Provides funds to depressed cities for public improvements to encourage job creation and private investment within City Community Development Block Grant Funds Provides community with opportunities for implementation of special programs Direct funds are avai Iable to local municipalities to improve the environment, primarily for low and moderate income levels ~ • �- TABLE 4 - RECREATION PROGRAMS Problem Program Result Need for improved recreation opportunities Division of Waterways - DNR Expansion of waterfront recreational activities Provides funds for water-oriented capital improvements, including boat launching sites and marinas River and Harbors Act Provides funds for specific navigational improvements which are required in marina development including entrance channels, breakwaters and turning basins Land and Water Conservation Fund '-0 N Provides funds for construction of public recreation facilities where deficiencies are determined Coastal Zone Management Provides funds for feasibility analysis and development of opportunities along the State's coast Iines Provides incentive for pursuing marina developments to increase lakefront use Expansion of recreation activities where current demand is highest (for example Rotary Park) Improves use opportunities of the lakefront (for example - Beachfront Feasibility Study) Community Development Block Grant Funds Provides community with opportunities for implementation of special programs Direct funds are available to local municipalities to improve the environment, primarily for low and moderate income levels ���POPULATION An overview of Boyne City's population is necessary to: I) determine how many people are expected to reside in your community in the future; 2) generate information required to forecast land use needs; and 3) gain an understanding of the kinds of people who live in the community so that the Comprehensive Plan can be responsive to their needs. GROWTH TRENDS As shown in Table 5 (p. 96), population growth in Boyne City has been far from Due to several setbacks in the local economy, an overal I decrease in steady. population was experienced bet·ween 1910 and I 970. The most significant decrease occurred between 1910 and 1930, when your community's population base was cut in half. During that 20-year period, lumbering was the mainstay of the local economy. As forest reserves in the vicinity were depleted, though, employment opportunities lessened significantly in number. Many families were forced to -move on to new lumbering communities, thereby causing the sharp decline in total population. Boyne City has been rebuilding ever since. Although growth since 1930 has been sporadic, downturns have never amounted to more than I 0% of the City's total population. More importantly, steady increases are evident since 1960, particularly in Iight of estimates for 1979 which average about 3,300 persons. During the past 2 twenty years, then, a population increase of roughly 18% has occurred. Interestingly, Charlevoix County's growth trends closely parallel those experienced by Boyne City (see Table 5, p. 96). Although the County's overal I population decrease between 1910 and 1970 amounted to roughly I 5%, as opposed to 40% for Boyne City, fluctuations during this 60-year period occurred at the same time for the two areas. Apparently economic influences have had similar impacts on the County and Boyne City over the years. Assuming this is true, a population increase for the County should be evident between 1960 and 1979, as a substantial increase was experienced by Boyne City during this same period. Estimates substantiate this assumption, as population in 3 Charlevoix County increased by 50% during the past 20 years. 95 �TABLE 5 - POPULATION TRENDS FOR SELECTED AREAS, 1910-1970 Number of Persons Area 1910 1920 1930 1940 1950 1960 1970 Boyne City 5,248 4,284 2,650 2,904 3,028 2,797 2,969 City of Charlevoix 2,420 2,218 2,247 2,299 2,695 2,751 3,519 Charlevoix County 19,157 15,778 11,981 13,031 13,475 13,421 16,541 Source: Northwest Michigan Regional Planning and Development Commission, Comprehensive Plan - Land Use; June 1978. U.S. Bureau of Census, 1950, 1960, and 1970 Census of Population 96 �Returning to Table 5 (p. 96), growth in the City of Charlevoix since 1920 has been steady, a pattern not at all like Boyne City's or the County's. Presumably the appeal of this community for both year-round and seasonal residents has been strong enough to offset the effects of an unstable economy. When drawing on the experiences of nearby areas to better understand Boyne City, then, the County of Charlevoix seems like a more appropriate comparable than the City of Charlevoix. Several reasons help explain why Charlevoix County and the Cities of Charlevoix and Boyne City have grown during the past 20 years. These include: I) the growth 4 of the tourist industry; 2) the presence of special natural features that have widespread recreational appeal; 3) improved accessibility to the northwest part of the State from major population centers located in southern Michigan; 4) increased leisure time and mobility among persons attracted to the area; and 5) increased demand for second homes and seasonal residences. Examples of qualities specific to Boyne City that have contributed to its recent population growth include: I) the availability of undeveloped land for seasonal home development (that has resulted in the construction of dwellings that accommodate roughly 15% of the City's 5 population); 2) the presence of a full service business district; 3) its proximity to major recreation centers, like Boyne Mountain; 4) the availability of a full range of community services; and 5) the community's location on Lake Charlevoix. FORECASTS For many of these same reasons, a steady growth in population is expected in your community between 1980 and 2000. The projections presented in Table 6 (p. 98) identify the amount of growth forecasted, and are based on the following . 6 assumptions: I. The Charlevoix County area will continue to develop as a year-round recreational attraction whereby the impact of visitors and seasonal homeowners on the area will be significant. 2. Population increases in the area will be less dependent on traditional employment centers Iike manufacturing, and more dependent on the area's recreational potential, scenic qualities, and appealing quality of life. 97 �TABLE 6 - POPULATION PROJECTIONS FOR SELECTED AREAS, 1980-2000 I Number of Persons Area 1980 1985 1990 1995 2000 Boyne City 3,5804,010 3,9384,403 4,3324,958 4,7615,334 5,2275,853 Charlevoix County 20,00022,400 22,00024,600 24,20027,700 26,60029,800 29,20032,700 I. Population growth rates for each area amount to a I0% increase per five-year period. Source: Johnson, Johnson & Roy/inc. 98 �3. Population increases will continue within the retirement age groups while proportionate decreases will be evident among younger age categories. 4. Dramatic population increases will occur for cities and counties within the northwest reg~on of the State over the next several decades. Due to the somewhat unreliable nature of population forecasts, ranges of anticipated growth are provided in Table 6 (p. 98). Several points should be made about these projections: I. Population within Boyne City is expected to increase by just less than 50% between 1980 and 2000 . 2. Growth projections for Charlevoix County are comparable to those for Boyne City in terms of percent increases, primarily because both sets of projections were based on the same assumptions. 3. The migration of permanent residents into the two areas, plus a significant increase in seasonal home ownership, are reflected in these forecasts. 4. Growth during the next 20 years is expected to be fairly steady, as opposed to being characterized by sudden spurts. 5. Boyne City's share of the County's total population is expected to remain at roughly 18% . GENERAL CHARACTERISTICS Although available information is limited, existing data suggests that the composition of Boyne City's population is changing. Among these changes are the following: 99 �I. Between 1970 and 1979, the 18-year old and under age group within Charlevoix County declined as a percent of the total population. Because of the similarity of the age-sex characteristics for Boyne City 7 and the County, a similar decline probably occurred for the City. 2. Within Charlevoix County, people 65 years of age and over increased from I 1.3% to 12.6% of the total population between 1970 and 1979. A comparable kind of shift is believed to be occurring in your community. 3. In 1970, a proportionately greater number of retired individuals lived in 8 Boyne City than in the State. This suggests the City is regarded more favorably by retirees than are other areas in the State, a situation that is expected to continue in the future. 4. As of 1970, the average age of persons residing in the County and Boyne 9 City was just under 30 years. By the year 2000, estimates suggest the 1 County's average age will rise to 42.5. O Given the similarity of the County's and City's age-sex distributions, and economic pictures, your community can expect to experience a rise in average age among City residents. 5. While the number of households within your community grew between 1960 and 1979, the number of persons per household declined 11 significantly. Increasing numbers of retired heads of households, and a lower birth rate during recent years suggest this trend may continue. This will have implications relative to the demand for school facilities, housing, recreational facilities, and retail services. 100 �ECONOMY An evaluation of Boyne City's economic base involves identifying the basic sources of employment and income on which the local economy depends. The purpose of this evaluation is to achieve a better understanding of what economic forces are at work so that recommended land use plans are responsive to these conditions. Specifically, a review of your community's economic base is important for two reasons. First, . population changes are closely related to an area's level of economic activity. tv'.igration into a community, as well as the retention of a given population base, is dependent on the availability of jobs. Second, economic conditions have a direct bearing on existing and future patterns of land use. Clearly, an expanding economy will place different demands on a community than one which has stabi Iized or is declining. Because information specific to Boyne City's economic conditions is sparse, an overview of the economic base of both the State's Northwest Region and Charlevoix County wil I be helpful in understanding your community's economic situation. GENERAL ECONOMIC CONDITIONS Prior to 1940, the State's Northwest Region was largely dependent on an agricultural economy. One-third of all available jobs were related to farming. Boyne City, although not well suited for cropland, served as a major retail supply center for farmers in the area. After 1940, major changes in the Region's economy transpired as it became more and more difficult to maintain smal I farming operations, and developers and tourists began to recognize the recreational value of the Region. Employment opportunities quickly shifted to the construction and tourist industries as communities sought to capitalize on the attraction of their natural features. Manufacturing also took hold in the Region as a larger labor force and relatively cheap land lured new industry to the State's northwest area. As a result of these shifts in employment, the Region come closer to matching the State's employment patterns indicating that a diversified economy was becoming more evident in the Region. 101 �By 1970, employment shifts had been so dramatic that manufacturing became the Region's most significant employer. This was true not only for the Region, but for Charlevoix County and Boyne City as well (see Table 7, p. 103). Other sectors that became significant for al I three areas by 1970 included wholesale and retai I trade, and finance, insurance and services. When combined with manufacturing, these three sectors accounted for roughly 50% of the Region's total employment and over 12 70% of the County's and Boyne City's total employment. Interestingly, when the sectors identified in Table 7 (p. I03) are ranked according to percent of total employment for the Region and Boyne City, the resulting lists are roughly comparable. This suggests the two areas had similar economic situations. Since 1970, the Region has experienced growth in employment primarily within the non-manufacturing sectors, and particularly in retail trade and services. 13 Manufacturing also has shown signs of growth but as an proportionately less significant than it was before. employer it is In absolute terms, though, manufacturing still serves as the Region's primary employer. Because Boyne City is affected by the same economic forces as the Region, and has demonstrated employment patterns similar to those of the Region in 1970, these recent employment changes probably reflect the kinds of changes currently being experienced in Boyne City. Other similarities between Boyne City and the County or Region can be identified .,• • "., ., due to the similar economic situations of these three areas. For example: I. Unemployment in the Northwest Region and Charlevoix County tends to be higher (by roughly 2% for any given year) than in other parts of the 14 State. The seasonal nature of tourism and high proportion of unskilled laborers in this area account for this. This same pattern is believed to be true for Boyne City. 2. Wage and salary rates in the Region tend to be lower than the State's average. The presence of unskilled labor, lower educational levels, and an excess labor supply are responsible for this. Boyne City is believed to have a similar situation • 102 �TABLE 7 - EMPLOYMENT PATTERNS FOR SELECTED AREAS, 1970 I Industry Northwest Region Construction 2 Charlevoix County 8.0% 2 7.5% Boyne City 2 7.7 % Manufacturing 22.0 31.5 32.9 Transportation 6.0 1.6 .7 Communications, Utilities 8.0 2.1 4.3 Wholesale/Retail Trade 17.0 19.5 18.2 Finance, Insurance, Services 19.0 19.6 21.6 Education/Public Adm ini strati on 14.0 8.6 I 0.1 Other 6.0 9.6 5.3 Total I 00.0% 100.0% I 00.0% I. Total employment, persons 16 years of age and older. 2. Percent of total employed by category. Source: U.S. Bureau of Census, 1970 Census of Population 103 �3. The distribution of income within Boyne City is fairly similar to that of Charlevoix County (see Table 8, p. I05). Significant differences, though, indicate fewer households earning less than $ I 0,000, and more households earning more than $15,000, than the County. Also, avai Iable data indicates that the number of families fol I ing below the poverty 15 level in the County has decreased by roughly half during the I 970's. Presumably, a decrease in this area was experienced in Boyne City as well. 4. Forecasts indicate that tourism is now, and will continue to be, a major economic influence in the region. Currently, 25% to 30% of total employment, and 20% to 25% of al I personal income is generated by the tourist industry. MANUFACTURING The strength of manufacturing in the Region requires that it be evaluated separately. Most industry in the area is concerned with: I) local resources like timber; 2) oil and natural gas; 3) food processing; or 4) electrical machinery and metal fabrication. Between 1967 and 1972, the number of manufacturing 16 establishments increased by more than I 0%, even though on a nation-wide basis, 17 manufacturing was a slow growth sector. Most of this growth has resulted from: I) the expansion of existing industry; 2) the upgrading of a product already being manufactured; and 3) the increased use of the Region's natural energy sources, I ike gas and oii. 18 Forecasts indicate that enough demand exists for the products made in the Region that an annual growth rate of 3.5% in this sector can be anticipated. 104 �TABLE 8 - INCOME DISTRIBUTION, 1970 Income Level $ I $3,999 7,000 - I 0,000 - 0 4,000 15,000 $ 25,000 TOTAL I. Charlevoix County Boyne City 16.0% 15.5% 6,999 20.8 18.2 9,999 24.4 23.1 14,999 26.1 26.6 24,999 I 1.2 14.2 1.5 2.4 I 00.0% I 00.0% plus In 1970, the national poverty level was roughly $3,400. Source: U.S. Bureau of Census, 1970 Census of Population 105 �Like the Region, the primary manufacturing establishments in Boyne City are concerned with the production of machinery, metal parts, and electrical supplies. The City's major manufacturing employers include Courter, Inc., Essex, Top-OMichigan Electric Corporation, and Control Engineering. As of 1970, Boyne City's 19 manufacturing plants accounted for 52% of the community's total employment. Growth in this sector at the Regional and County levels is expected to affect Boyne City at approximately the same rate, provided the community allocates vacant land 20 Other factors that wiil encourage growth include the for industrial development. availability of labor, the presence of industry that may wish to expand, the potential for supplying industry with utilities, and an administration that is capable of "recruiting" new industry to the City. RETAIL/SERVICE SECTORS . Boyne City's retail and service oriented sectors have grown markedly during the past 20 years primarily because of tourism. The extent of this growth is not certain, but retail sales in Charlevoix County increase_d by more than 70% between 1967 and 1972. Boyne City, as a major retail center in the County, was probably responsible for a significant portion of this growth. As of 1970, it was estimated that roughly 50% of all retail sales in your community were the result of the tourist 21 trade. These sales included everything from gas, restaurant services, and groceries to building supplies. Growth in retail sales also has occurred because Boyne City attracts customers from nearby communities on a regular basis. The future looks very promising for businesses in Boyne City for several reasons. I• Forecasts indicate the number of tourists visiting the area is expected to increase by 15% per year for the winter months and 8% per year for the summer months, at least for the next five years. Although it is uncertain how much additional retail trade these increases wil I 22 The extent to which the generate, Boyne City will certainly benefit. City benefits wil I be a function of several matters like how well businesses read the needs of tourists, and the development of competing retail opportunities in other commercial centers. 106 �• 2. The population in Boyne City is expected to grow by 50% over the next 20 years. This means the market potential for retai I sales in the City will substantially increase as well. 3. Merchants in Boyne City report that a fairly steady trade originates from nearby towns Iike Advance, Boyne Falls, and East Jordan. Because population increases in these areas are expected, additional business should result from the growth of these communities. Of course, this depends on whether the central business district continues to offer goods and services not readily avai Iable elsewhere. 4. Boyne City's appealing natural features, ability to accommodate the development of new second homes, and proximity to various recreational opportunities will also attract people to the community who will spend significant sums on goods and services. Possibly offsetting some of these favorable trends is the increasing price of gasoline. Tourism has dropped off somewhat because of this trend, but its believed this condition wil I only be temporary in nature. EMPLOYMENT PROJECTIONS Based on the population forecasts prepared for your community, it is estimated Boyne City will experience a steady increase in its labor force (see Table 9, p. I08). This increase is expected to result from: I) migration into the area; 2) an 23 aging population; and 3) an increasing number of women in the labor force. Using these figures as a starting point, and toking the growth indicators that were discussed earlier into consideration, an estimate of employment by sectors for the year 2000 was computed for Boyne City (see Table I 0, p. I09). These estimates assume that your Community wil I continue to experience a I 0-12% unemployment rate between 1980 and 2000. When compared with the 1970 employment pattern estimates, two significant trends are evident: 107 �TABLE 9 - LABOR FORCE PROJECTIONS, BOYNE CITY Year Total Persons 1980 1985 1990 1995 2000 Source: 1718 1890 2079 2285 2508 Johnson, Johnson & Roy/inc. 108 - 1924 2113 2379 2560 2089 �-,-- TABLE IO - EMPLOYMENT PROJECTIONS, BOYNE CITY 1970 Construction 7.7% 2000 5.9% Manufacturing 32.9 26.6 Wholesale and Retail Trade 18.2 21.4 Finance, Insurance Services 21.6 21.5 Other 19.6 24.6 Total I 00.0% 100.0% Source: Johnson, Johnson & Roy/inc. 109 �I. Manufacturing will decrease in its significance as an employer over the next 20 years, but will continue to employ more individuals than any other sector. 2. An increase in employment levels for wholesale and retail trade is expected, a fin ding consistent with current trends. 110 �EXISTING LAND USE As shown on Figure 12 (p. 112), land use in Boyne City can be classified into seven major categories: single and multiple-family residential; commercial; industrial; public/semi-public; parks and open space; and undeveloped. The general land use patterns created by these activities must be understood before recommendations aimed at improving the overall situation can be proposed. In turn, the qualities inherent within each category must be understood before specific guidelines for improvement can be established for each land use. General points that can be made regarding Boyne City's existing land use include the fol lowing (see Table I I, p. I 13): I. Undeveloped land in your community accounts for roughly 42% of al I property within the City limits. 2. Of the developed land found in Boyne City, the dominant form of development is residential, accounting for roughly 39% of the City's total acreage. 3. Considerable opportunity for new development exists because of the amount of available undeveloped land. Demand for additional housing, more commercial space, and new industry can be accommodated within these areas. 4. The hub of activity in Boyne City is the central business district. As a general rule, the further away you get from this core, the less dense structures and population tend to be (see Figure I 2, p. I 12)• • - 111 �• • Existing Land Use Figure 12 •• • • • • • • •• • • • • I • • • • Single Family Multiple Family Commercial i t{;'\!;~:tI;==-}lg;~~~---=r--_;;=:!:_!:=--::::=--==::==---------7~ ~LI ~ Industrial ~ Public / Semi-Public ~ Parks and Open Space D Undeveloped Lake Charlevoix City of Boyne City Charlevoix County Michigan Updated based o n ,nforma t ion provided by the City of Boyne City Johnson Johnson & Roy/ inc. Plannirig/ landscape Architecture/ Urban 0-esign CD July1979 112 �• • • • TABLE 11 - LAND USE BREAKDOWN FOR BOYNE CITY, 1979 Category Total Acres Percent of Total Residential 880 39.3% Commercial 43 1.9 Industrial 40 1.8 Pub Iic/Semi-Public 210 9.6 Parks and Open Space 165 7.4 Undeveloped 952 40.0 Total 2,240 Source: Johnson, Johnson & Roy/inc • 113 100.0% �RESIDENTIAL LAND USE Amounting to wel I over one-third of the City's total acreage, single and multiplefamily dwellings, as well as mobile homes, are found in your community. The majority of the dwelling units are single-family structures, many of which are constructed on lots platted in the early I900's. Diversity characterizes these structures in terms of architectural styles and materials, sizes, number of stories, and structural condition within each of the City's three main residential districts. Houses south of the Boyne Valley Roi Iroad tracks, north of the Boyne River but south of Groveland/Coll ins Streets, and west of Line Street tend to be equally diverse relative to these variables. Although these neighborhoods generally are not threatened by conflicting land use, other problems prevail. Exterior housing conditions are frequently poor, yards tend to be littered and unsightly, sidewalks are often lacking, and roadways are sometimes unpaved. Increased demand for single-family homes during recent years has resulted in infill development throughout the community, and new subdivisions of limited size. New homes constructed in older areas have helped to upgrade streets showing signs of decline. New subdivisions found primarily in the City's northwest and southwest sections have served to upgrade the community as a whole. Multiple-family developments and mobile homes represent about 25% of Boyne City's total housing stock. Generally in excel lent condition, developments of this kind ore found primarily north of the Boyne River. Some of these multiple-family projects, Iike the Landings, cater to seasonal residents. Persons Iike these, who live outside the City, own roughly 15% of all homes within Boyne City. percentage is likely to rise in the future because: This I) land prime for seasonal home development still remains close to your City's major natural resources like Lake Charlevoix; and 2) developers seeking land for condominium projects ore finding Boyne City's undeveloped properties inviting, as land in nearby resort areas like Charlevoix becomes more scarce. The demand for additional mobile homes is also likely to increase as persons seek housing alternatives that are less expensive than conventional homes. 114 �••• •• Aside from mobile homes and condominiums, two major multiple family developments are found in Boyne City that are government subsidized. Established for the elderly, these projects are found on East Division Street and Si Iver Street. Both are leased to capacity, with long waiting Iists existing for each. A third government sponsored project, for single-family detached units, exists in the vicinity of Wenonah Street. Catering to low-income families, these units have been well maintained and consistently occupied since they were built. COMMERCIAL LAND USE Less than 2% of Boyne City's total acreage is developed for commercial purposes (see Table 11, p. I 13). Most businesses are found within one of three locations • The central business district, which focuses on East Water Street, and Lake Street between the Boyne River and Main, serves as your community's primary retail service and activity center. Convenience and comparison shopping goods can be purchased here. The diversity of businesses found in the CBD helps to ensure its viability as neighboring communities, like Boyne Falls, lack many of Boyne City's conveniences and shop in your City as a result. It is estimated the central business district serves well over 5,000 permanent residents who live in Boyne City as well as neighboring communities. Of course, all tourist trade is in addition to this figure. Unfortunately, the primary strengths of your CBD including its central and easily accessible location, its diversity of services, and drawing power are partially offset by a number of weaknesses. These include: I) a physical environment that favors vehicles rather than pedestrians (East Water Street is too wide to permit safe crossing by shoppers; sidewalks are too narrow; street lighting is scaled for vehicles); 2) storefronts that are inconsistently treated, causing an aesthetic problem that does not take advantage of the downtown's architectural features; 3) the lack of any physical ties between the CBD and the waterfront; 4) the lack of streetscape improvements along East Water and Lake Streets that would help create a pedestrian orientation to the environment. 115 �• Outside the CBD, a moderately sized shopping center is located at the northeast corner of North Lake and Vogel Streets. Consisting of a major grocery store and several smaller shops, this facility tends to satisfy neighborhood convenience needs. Undoubtedly, this shopping center competes with the CBD for local retail dollars, and could become even more competitive if adjacent properties are developed to expand the facility. At present, ingress and egress to the shopping center is unregulatred due to the lack of any curbs along North Lake Street. Site improvements designed to remedy this situation would lessen traffic flow problems in this vicinity. Towards your community's southeast corner, along M-75, lies the City's third major commercial district. Developed in strip fashion, these businesses are largely highway oriented and don't compete directly with the City's CBD. Some vacant land is available for expansion or for new developments of a similar type should the need arise. INDUSTRIAL LAND USE Like commerce, less than 2% of your City is developed for industry (see Table 11, p. I I 3). During the early I900's, industry (I ike lumbering and tanning) located on the banks of Lake Charlevoix due to their dependence on water. This precendent, plus the fact that large areas of lakefront property were zoned for industry, invited new industry to locate on the Lake as well. Two corporations, Courter and Essex, were first among the Iight industrial concerns to locate on the Lake, along with a third company that has since sold their building to the City for use as your City Hall. Top-O-Michigan Electric, the company that sold their facility, built a new plant on the south leg of M-75 near the City's border. Another major industrial concern, Control Engineering also is located in this vicinity. Land use for industrial expansion and development is virtually nonexistent adjacent to the facilities located on the waterfront, nor is much land available near the companies located on M-75. To help ensure growth opportunities are not missed in the future, new sites suitable for industrial development must be identified. 116 �PUBLIC/SEMI-PUBLIC LAND USE Public and semi-public properties are found throughout Boyne City. Amounting to roughly 7% of the City's total acreage, most of this land is used for the school system, airport, cemetery and portions of Avalanche Preserve. Other facilities included in this category are the library, utility stations, settling lagoons, several churches and housing for senior citizens. Taken by themselves, publicly owned properties are distributed within your community as shown in Figure 13 (p. 118), The larger parcels, like Rotary Park and the boat launch, are well known to all. Less familiar to residents, though, are the number of individual lots the City owns, many of which were acquired to tax default. The use potential of each of these should be determined, particularly as they may benefit the neighborhoods in which they are located. PARKS AND OPEN SPACES Included in this category are all publicly-owned undeveloped properties. Amounting to about 200 acres of land, parks and open spaces constitute one of the major resources Boyne City has to offer its residents. These properties are significant for a variety of reasons: I) they create a character for your community that people easily relate with and take pride in; 2) they provide a variety of passive and active recreational opportunities for various user groups; 3) several properties help protect specific pub Iic interests, Iike Veterans Memorial Park which provides visual and physical access to Lake Charlevoix; and 4) when considered jointly, your community's parks and open spaces appeal to persons who Iive we! I beyond the City's limits, a situation that bodes well for the growth of tourism in Boyne City. Parks and open spaces in your community consist of two basic types: developed and undeveloped (see Table 12, p. I 19). As shown on the Existing Land Use map, these properties are fairly well scattered throughout the City. Roughly 7 of these sites are developed for various recreational purposes and amount to approximately 56 acres. As Table 12 shows, Veterans Memorial and Rotary Parks are examples of areas offering specific recreational facilities that have City-wide attraction. Many others of a smaller size that offer fewer facilities, like the park on Hemlock Street, have more of a neighborhood appeal. 117 �----------------------------------• •II 8 £ Public Properties Figure 13 Individual Lots • ll ~ · Other P" Lake Charlevoix ~ · •• •. : •• : BoneAve City of Boyne City M•TI I J -r--- ~ •_ _j__ Charlevoix County Michigan Updated based on information provided by the City of Boyne City Johnson Johnson & Roy/ inc. Planni11g/Landscape Architecture / Urba~ D"esign July1979 118 �••••• •·•• · -· -~-- . : TABLE 12 - INVENTORY OF PARKS AND OPEN SPACES Size Property Avalanche Preserve '-0 (Acres) 66.00 Developed 1 Undeveloped Description X Heavily forested; sloping terrain; highest point in City; used for passive and active recreation; City-wide appeal and significance. X Grassy playfield; neighborhood orientation. Cedar Street Park 1.50 City Boat Launch 2.00 X Public access to Lake Charlevoix; boat launch, paved parking, restroom facilities; City-wide significance. Old City Park 2.00 X Treed, grassy, adjacent to Boyne River; walkways, and picnic tables, children's play equipment. Frank tin Park •25 Hemlock Park .33 Lake Access •75 N. Lake Street .25 N. River's Edge 8.00 Rotary Park 40.00 S. River's Edge 28.00 X X Playfield; neighborhood significance • Children's play equipment. X X Public road ends; access to Lake Charlevoix • Playfield; children's play equipment. X X Adjacent to Boyne River; used for City storage. Recently improved park; softball diamonds, tennis courts, exercise trai I, picnic tables, parking; more improvements planned; City-wide significance. X Natural areo; passive recreation potential. �,a-,a ••• 11 1-WW TABLE 12 - INVENTORY OF PARKS AND OPEN SPACES (Cont'd.) Size (Acres) Developed Sunset Park 1.00 X Tax Roi I Properties 5.00 Pro~ ~ Veterans Memorial Park 10.50 Total 165.00 Undeveloped Near CBD; fishing; access to Lake Charlevoix. X X Descrie_tion Vacant lots acquired through tax default; potential neighborhood significance. Access to Lake Charlevoix, tennis courts, pavillion band shell, boat docks, children's play equipment, parking, picnicing, baseball diamond, restrooms; City-wide appeal. I. While Avalanche Preserve is 300 acres large, only 66 acres are within the City limits. Source: Information supplied by the City of Boyne City �Properties in their natural and undeveloped state satisfy a range of passive recreational needs. Although usable in their current condition, many of these sites could benefit your community more if sensitively developed. This is particularly true of Avalanche Preserve. Presently used for hiking, nature studies, cross country skiing, and other related activities, this area holds tremendous promise for a variety of programmed activities. In developing a use and management plan for Avalanche Preserve, issues related to erosion, protection of vegetation, and the separation of conflicting activities must be addressed. Sufficient land exists, though, that a broad mixture of activities can be accommodated there. Altogether, roughly 165 acres of parks and open space exist in Boyne City. Based on general park standards, a community of Boyne City's size should have roughly 40 24 acres of land avai Iable for resident use. Parks and open space are not lacking, therefore, nor are deficiencies likely to occur over the next several years. While land is plentiful, these areas fail to meet demand relative to several specific activities. Baseball and softball diamonds, a swimming pool, soccer fields, and 25 larger marina facilities are among the current shortcomings. UNDEVELOPED LAND Over 40% of your community is undeveloped (see Table I I, p. 113). 26 Most of this land, located toward the periphery of the City, is zoned for residential use. date, these properties have not been developed because: To I) their natural features ore too constraining to allow development; 2) utility systems are absent; and 3) there has been a lack of demand for land in many of these areas. Of your City's total undeveloped land, roughly one-third of it is non-buildable. In these areas, slopes ore too steep or soils too soft to allow economical or environmentally sound construction. Overal I, about 60%, or 600 acres of your City's remaining undeveloped land is suitable for development. 121 �Ill NATURAL FEATURES II " "II II II Boyne City's natural features are significant because they: I) establish a distinctive character for your community that is appreciated by permanent and seasonal residents alike; 2) provide economic growth opportunities relative to tourism that are not frequently found elsewhere; and 3) help determine where and how development can occur within the City limits. GEOLOGY The basic structure and texture of the land found in Northwest Michigan are products of geological forces occuring centuries ago. By examining the results of these natural activities, which remain essentially unchanged today, information relative to land use activities can be revealed. Following are the more significant fin dings of this evaluation. The foundation upon which Northwest Michigan rests is the result of glacial advance and retreat that shaped northern Michigan's landscape. The bedrock formations deposited during these glacial activities have a direct bearing on where certain types of development may occur, depending on their proximity to the surface. Fortunately, these formations are not a constraint on Boyne City, although outcroppings of bedrock are found in several nearby communities. II Two of the most notable features of Boyne City's landscape are ground moraines 27 and drumlins. Also the result of glacial activity, moraines are accumulations of sand and gravel that were carried by a glacier and deposited when the glacier melted. Moraines form the northern and southern boundaries of the City and provide topographic relief as well as scenic beauty. Avalanche Preserve is a prime example. By comparison, drumlins are long and narrow soil deposits that range from low swells to small hills ranging 50 to 70 feet in height. Also formed by melted glaciers, drumlins are characteristic of the western approaches to the City. In both cases, constraints on development range from mild to prohibitive as steep slopes and unstable subsurface materials typify these areas of your community. 122 �Large sections of Boyne City rest in a lake plain that is sandwiched between two glacial ground moraines. The relative flatness of the center of the City near Lake Charlevoix and the Boyne River is characteristic of this lake plain area. From a geological standpoint, development constraints associated with this area are essentially nil. TOPOGRAPHY II , II Resulting from the geological forces just reviewed, an evaluation of your community's topography provides insight into site construction potential erosion problems, and concerns regarding drainage. limitations, The hills within Boyne City obviously provide visual relief and aesthetic beauty for community residents, but they must be carefully managed if the problems just mentioned are to be avoided. Boyne City's terrain is characterized by a lake plain where the business district is, to gently rolling hills found within the community's residential neighborhoods. These features stand in sharp contrast to the City's steeply sloping northern and southern boundaries. In terms of topographic relief, these areas range from an elevation of just under 600 feet above sea level in the business district to more 28 than 800 feet along the City's edges. Of course, Avalanche Preserve stands as the City's most prominent hillside. This variation in topography is significant because (see Figure 14, p. 124): I. Certain areas having limited slopes can be developed more readily and intensively than others without initiating erosion problems. 2. Many areas having slopes of 18% to 25%, Iike those found near the City's north and south boundaries, place limitations on development due to drainage and erosion problems and the high construction costs associated with development in these areas. 3. Areas having slopes of 25% or greater, like Avalanche Preserve, should not be bui It on in any situation due to the severity of the same problems associated with less steep hillsides. 29 123 �I I I I Development Constraints Figure 14 r7 LJ • • -I I I I I I I I I I I r lilffl Floodplain Slopes (more than 18%) Septic Limitations Unsuitable Soils Lake Charlevoix I City of Boyne City Charlevoix County Michigan Updated based on information provided by the City of Boyne City Johnson ..,Johnson & Roy/ inc. Planniri_g/ landscape Architecture / Urban Design cr, July1979 124 �• "• • • : Ill .,. • • • • •, ~ • SOILS As an environmental factor that affects the use of land, soi Is are important in the analysis of any community. Soi Is influence: can occur; I) where various types of construction 2) where erosion and drainage problems are likely to occur; and 3) where utility extensions are necessary to accommodate growth due to the land's unsuitability for septic systems. Problem areas are identified in Figure 14 (p. 124.) . Boyne City has one major soi I association as its land base. The Kalkaska- Mancelona Assocation consists of wel I drained soi Is found in level areas as well as in very steep moraines. These soils are poorly suited for farming, but are generally acceptable for urban development. They are found throughout Boyne City, but are most prevalent to the north and south of the Boyne River where your community's residential areas and business district are located. Other soil associations found in Boyne City are more restrictive. The Brevort Series, found primarily in the City's northwest corner, has drainage limitations. These slow draining soils, coupled with a high water table, are poorly suited for building development. A more dominant characteristic of several areas scattered around the perimeter of Boyne City is the Iimitation imposed on septic tank usage . Although capable of accommodating development, the Au Gres Series found in these areas usually is near the City's watercourses, Iike the Boyne River . Percolation occuring in these areas would contaminate the groundwater, a situation that must be avoided by extending utility systems into these areas before development ensues. One primary example of an area characterized by this situation is the City's northeast corner . WATER RESOURCES Boyne City's water resources can be classified into two major types: ground water and surface water . 125 �Ground water is significant to your community as its quality and quantity determine how wel I your resources can satisfy the demand for water by City residents. Within Charlevoix County, where groundwater is found in glacial deposits, supplies are relatively plentiful. This is particularly true for Boyne City, where resources are abundant, and supply far exceeds demand. Three wel Is presently service most of the City, and for areas not serviced by the public water system, private wel Is are used successfully for many residents. Although not used for domestic water purposes, your community's surface water areas are extremely important natural resources. The result of a melted glacial ice sheet that formed several major bodies of water in northwest Michigan, Lake Charlevoix and Boyne River are important because they: I) help to recharge your community's groundwater resources; 2) create a distinctive natural landscape for community residents; 3) attract and provide natural habitats for wildlife; and 4) have immeasurable recreational and aesthetic value. The characteristics associated with these water resources are not totally positive. Both have the potential for flooding, primarily along the Boyne River (see Figure 14, p. 124). The I00 year flood level for this river suggests construction within the flood plain must observe certain development guidelines relative to elevations. 30 Also, poor soils and sensitive forms of vegetation and wildlife tend to constrain development in this area. In several cases, though, development already has occurred within the flood plain, expecially in the vicinity of the central business district . • • •• 126 �PUBLIC UTILITIES Because a community's growth patterns are closely tied to the presence of utility systems, their location and general condition must be carefully documented. This information, then, can be used to determine what growth constraints prevai I due to the inadequacy of the existing systems. SANITARY SEWER Wastewater treatment services have been provided by your community since 1954. Anchored by a treatment plant that has won an award for innovative design, the sanitary sewer line system services roughly two-thirds of the C ity's developed properties (see Figure 15, p. 128). Characterized by Iines that vary in size from 4" to 12", roughly 300,000 gallons of sewage are transported through these Iines to the plant each day. The treatment plant itself has a capacity of 1,000,000 gallons per day. Given present population forecasts, and assuming that new development (like industry) does not have excessively high treatment needs, your present sewage treatment plant should be more than adequate to meet the community's need through the year 2000. The plant is backed up by sett Iing lagoons located north of the rai Iroad tracks and south of Boyne River. Having a holding capacity of roughly 59.3 million gallons, these lagoons are often used to complement the plant's capacity. This sometimes occurs because stormwater runoff, which is largely accommodated by the sewer line system, peaks during heavy rains or quick thaws. After peak flows subside, the treatment plant again handles normal demand effectively without relying on it's back-up system. Outflow from the treatment plant is pumped into Lake Charlevoix and carefully monitored. Tests indicate the water quality near the outflow pipe is . . .in th e area. JI pure enoug h t o perm,·t swimming Although your community's treatment plant and back-up system place virtually no constraints on Boyne City, the same can't be said for the delivery system. Several problems plague the sanitary sewer lines themselves: 127 �r r r r r Sanitary Sewer System Figure 15 El E3 B B ( r • f r r r r 10" Line 8" Line 4" and 6" Lines Treatment Plant Lake Charlevoix r r r City of Boyne City Charlevoix County Michigan f r 12" Line L 4-----~ , _ _ _I _ _ Updated based on 1nformat,on provided by the City of Boyne City Johnson Johnson & Roy/ inc. Plannirig/ Landscape Architecture/ Urban 0-esign Cl) July1979 r ~ 128 �•IJ ; • • • • • • • • • • • • • •~ • I. Several of the lines have not been replaced since their original installation. Deterioration is rampant among these Iines, resulting in: I) frequent repairs and patch-ups, many of which can't be anticipated; 2) a crisis orientation toward sanitary sewer improvements, a situation that makes it difficult to establish and stand by a workable capital improvement unnecessarily program; 3) severe infiltration problems that increase the treatment plant's workload; and 4) an inability to extend lines into new areas because increased flows through the older portion of the line would only increase the number of required repairs given the additional stress placed on the Iine . 2. Because of the deterioration that exists, your City is severely limited in its ability to extend lines into new areas. To accommodate new developments with sanitary sewer, then, existing lines will have to be replaced, or new lines connected to the treatment plant before development can occur. This is particularly true for areas where septic systems can't be used to handle sanitary waste due to soil limitations (see Figure 14, p. 124) • 3. Certain areas, are serviced by lines that don't provide enough capacity . Before increased demand can occur in these areas, larger lines wil I need to be installed . Several new subdivisions, like the one fronting Lac Vue Drive, are relying on septic systems for waste disposal. Most of these private systems, when built in areas having no soil constraints, have worked fairly successfully. However, care must be exercised to ensure the systems continue to function properly, and do not contaminate the community's various water resources • STORMWATER SEWER SYSTEM Stormwater in your community is handled one of two ways: by the independent stormwater sewer system, or by the combined stormwater/sanitary sewer system . 129 �• • The independent system, located on Figure 16 (p. 131 ), was ins ta Iled years ago in response to flooding conditions that occurred during periods of heavy rains • Stormwater collected by the system's street level drains is passed directly into Lake Charlevoix and the Boyne River, thereby bypassing the City's sewage treatment plant. Most of your City is serviced by a combined stormwater/sanitary sewer system. Inlets located at strategic points next to street curbs or at the ends of ditches adjacent to streets collect the stormwater and link up with sanitary sewer lines. This system, as noted earlier, places additional demands on the City's sanitary sewer treatment plant. Also, stormwater running through the ditches next to streets tends to erode the street base. Further, the combined system increases the likelihood of back-up problems in basements during peak flow periods. WATER SYSTEM Boyne City's public water system was installed concurrently with the sanitary sewer Iines. As shown in Figure 17 (p. 132), most developed areas in the community are serviced by lines of varying sizes. Three wells, one to the north, and two to the south, are cal led upon to meet user demand. Primarily because of the system's age, and the increasing demand for water 32 experienced over the years, several problems are associated with this system: I. • • • • • - The original well on the City's north side failed to meet State Board of Health requirements when recently inspected. A new 5 inch production well was constructed to resolve this problem • 2. While the water pump in the Division Street pumping station is adequate, the building itself is antiquated and will require replacement in the near future • 130 �Stormwater Sewer System Figure 16 E3 Sewer Line Location - I ~ I _,___.-.1.----t":: L--=:---==-=;::---;:=~,::~~--c.-; •71·..~--==--~:=:::'.:======--==c-===:::::::r Lake Charlevoix ' f City of Boyne City r ----j L.. r ! --------r Charlevoix County Michigan Updated based on ,ntormattOn provided by the C ity of Boyne City LI Johnson Johnson & Roy/ inc. Plannil}g/ Landscape Architecture/ Urban D"esign (]) July1979 f 131 �Water Line System Figure 17 I I I I I I I I I I I I I I J J J Lake Charlevoix E3 B B 10" Line El 6" Line E3 4" and smaller ~ Well 13 Pump House 12" Line 8" Line I r,m~-~~~ .~ ~~~~~~~~ .~ ~ I I City ~f Boyne City Charlevoix County Michigan Updated based on mformattcm l)f"Ovided by the City of Boyne City L Johnson Johnson & Roy/ inc. Plannir!Q/ ytndscape Architecture / (]) Urban U-es1gn July1979 132 �-=------------------------------1111111!!1~----------llll!!IJI • "., • • • • • • • • • • • •If • I 3. Some of the system's lines, except for where improvements have been made like along Lake Street and Boyne Avenue: I) constantly need repairs due to deterioration; 2) can't be extended as additional pressure on the lines would result in even more repairs; 3) are inconsi~tently sized, resulting in pressure problems in certain areas of the City; and 4) can't be used at full pressure by the Fire Department because of the likelihood of lines collapsing under the high pressure. Residents living in areas not serviced by the water system rely on private wel Is • Boyne City's high water table in selected parts of the community make this a viable alternative • SOLID WASTE Boyne City provides residents with sanitary waste pickup and disposal services. Although collection service within the City is good, problems exist with the disposal of collected refuse . Two types of disposal sites exist in Charlevoix County, licensed and unlicensed. A licensed facility has received State certification and satisfactorily meets State goals in terms of physical land conditions and operation procedures. Only one licensed facility exists within Charlevoix County, located near the City of Charlevoix. Five unlicensed disposal sites are found within the County, and Boyne City operates one such facility • Although the state previously considered Boyne City's disposal site adequate, its continued operation was based upon the fact that it existed previous to State certification and not that it satisfied al I State requirements. Recently, Boyne's disposal site was reassessed, as were other unlicensed landfills in the County, and determined unfit for continued usage. Although currently operating, it is expected this facility will be closed in the near future. t If this occurs, it may be necessary for Boyne City to participate in a County-wide or multi-County landfill operation. Similar operations exist in Benzie and Leelanau Counties. 133 �CIRCULATION For a community of its size, Boyne City has a very diverse circulation system. A network of roadways, a railroad, and an airport are the major components of this system. ROADWAYS ',., Boyne City, although not in immediate proximity to the interstate highway system, is within short travel distance to US-131 and Route 32 which provide direct access to Interstate 75. Classified as a State arterial, US-131 was originally constructed to provide access to lakeshore communities and continues to serve that function today. Plans for replacing this roadway with a limited access expressway that would service the State's western side are under consideration, but the probability of construction is very low at this time. Regardless, access between Boyne City and Interstate 7 5 is convenient for tourists wishing to visit the area, as wel I as for residents themselves. Locally, connections between Boyne City and neighboring communities like Advance, East Jordan, and Boyne F al Is are generally adequate. Movements along these roadways, though, are not as efficient as they might be due to low speeds, limited capacities, and their winding nature. As traffic volumes increase, the need to upgrade some of these roads will become more acute. Within Boyne City, roughly 30 linear miles of roads exist, of which 75% are 33 improved with some kind of hard-surface material. By and large your community's roadways are well maintained, although the erosion of roadway foundations is common due to stormwater runoff problems. This results in costly annual repairs. Unfortunately, little documented guidance is available that identifies standards roads should meet when being repaired and improved. As a result, inconsistencies exist regarding street improvement specifications, a problem that could be alleviated with the development and adoption of a street classification system. 134 �• Vehicular circulation in your community is relatively easy and convenient, although one major problem exists. Traffic moving between the City's north and south sides is forced to use one of three roads. Each of these, including Park, East, and Lake Streets, penetrate the City's central business district. Excessive traffic congestion and numerous turning movements result in the CBD, creating an unfavorable environment for the shopper. This is particularly true because truck traffic must also pass through the CBD when moving in a north/south direction. RAIL FACILITIES Rail facilities within Charlevoix County and Boyne City were constructed initially to provide convenient access to various downstate communities. Several industries within the County, like Medusa Cement, capitalized on this sytem by transporting much of its raw materials by rail. The use of rail for shipping purposes has declined significantly, though, and this trend is not expected to change in the future. .. The railroad line that presently connects your community with Boyne Falls and points beyond is used as a tourist attraction. The Boyne Valley Railroad makes short excursions through the countryside, an activity that has been fairly popular among people of al I ages. Consideration has been given to lengthening the trips al I the way to Petosky, but financial problems associated with the railroad will need to be resolved before expanded service can be justified. AIRPORT The Boyne City Airport is located roughly one mile east of the CBD. Complete with hangers, gasoline services, and a 3000 foot long hard surface runway, this facility is one of three public airports in the County. The other two are located in East Jordan and the City of Charlevoix. A fourth privately owned airport is operated by the Boyne Mountain Ski Lodge, located just IO minutes east of Boyne City by car. 135 �' Presently, about seven aircraft are based in Boyne City, a number that is expected 34 to increase to about 12 planes over the next decade. The majority of these planes are owned and operated by private individuals as opposed to major businesses in the area. As shown in Table 13 (p. 137), an estimated 7000 movements occurred at your community's airport in 1979. This amount is substant ially less than estimates indicated for the airports at East Jordan and Charlevoix. Forecasts indicate that increased numbers of movements wi 11 be accommodat ed at the Boyne City Airport, although forecasts to the year 2000 indicate your community airport will be less busy than the other two public airports found in Charlevoix County. Based on the amount of additional activity expected at the Boyne City Airport, the State's Airport Plan does not recommend any new improvements be undertaken at this facility. Aside from low usage rates by limited numbers of people, the use of City tax revenues to subsidize the operation of the airport is a growing concern among community residents. Operation costs have amounted to over $12,000 per year, a sum residents are beginning to feel isn't justified with the number of persons who benefit from the facility. Further, the airport property represents a major bui ldable piece of land that could be used for tax generating development. However, because the runway was constructed with a loan from the Michigan Aeronautics Commission (MAC), in 1972, conversion of the property can not occur until 25 years from the date of construction. This contract requirement, though, might be relaxed if repayment of the balance of the $25,000 loan is made by the City. 136 �' TABLE 13 - AIRPORT OPERATION FORECASTS Total Aircraft Movements Airport Location 1979 1980-1985 1986-1990 1991-2000 Boyne City 7,000 7,000 8,000 11,000 East Jordan 11,000 11,000 11,000 14,000 Charlevoix 15,000 15,000 16,000 21,000 Source: Michigan Department of State Highways and Transportation, Michigan State Airport Systems Plan; August 1974. 137 �APPENDIX ,. """\ti sntt..N I f �FOOTNOTES State of Michigan Executive Office, Governor's Northern Michigan Growth Conference; August 1978. 2 Grand Traverse Research Center, Inc., Population Characteristics - I 0 Counties; June, 1979. • 3 Ibid. 4 Northwest Michigan Regional Planning and Development Commission, Overall Economic Development Program; March, 1978. 5 U.S. Bureau of Census, 1970 Census of Housing. 6 Northwest Michigan Regional Planning and Development Commission, Overal I Economic Development Program; March, 1978. 7 Grand Traverse Data Research Center, Inc., Population Characteristics .:.J.Q Counties;. June, 1979. 8 U.S. Bureau of Census, 1970 Census of Population. 9 Ibid. IO The Population Studies Center, University of Michigan, "Projections of Population and Employment for the Upper Great Lakes States: 1970-2000. " II Grand Traverse Data Research Center, Inc., Population Characteristics .:.J.Q Counties; June, 1979. 12 U.S. Bureau of Census, 1970 Census of Population. 13 Northwest Michigan Regional Planning and Development Commission, Overal I Economic Development Program; March, 1978. 139 ---- -- �14 Michigan Department of Commerce, Employment Security Division, I9701979. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ -~ 15 U.S. Bureau of Census, 1960 and 1970 Census of Population. 16 U.S. Bureau of Census, 1967 and 1972 Census of Business. 17 Ibid. 18 Northwest Michigan Regional Planning and Development Commission, Overall Economic Development Program, March, 1978. 19 U.S. Bureau of Census, 1970 Census of Population. 20 Northwest Michigan Regional Planning and Development Commission, Overall Economic Development Program; March, 1978. 21 Charlevoix County Planning Department, Economic Base Statistics; June, 1977. 22 Economic Research Associates, Market Analysis for Boyne City; April, 1979. 23 The Population Studies Center, University of Michigan, "Projections of Population and Employment for the Upper Great Lakes States: 1970-2000." 24 De Chiara and Koppelman, Planning Design Criteria: 1969. 25 Based on interviews conducted by Johnson, Johnson & Roy/inc. 26 Northwest Michigan Regional Planning and Development Commission. "Working Papers, Volume I"; January, 1978. 27 Michigan Department of Conservation, "Geologic History of the Grand Traverse Region"; Apri I, 1957. 28 Ibid. 140 �REFERENCES Airport Services Management, Airports and Their Economic Impact; November, 1971. Charlevoix County Planning Department, Economic Base Statistics; June, 1977. Charlevoix County Planning Commission, Recreation System Plan; February, 1976. City of Boyne City, Boyne City Zoning Ordinance; September, 1966. Grand Traverse Area Data Center, Inc., Northwest Michigan Labor Market Characteristics; October, 1978. Grand Traverse Area Data Research Center, Inc., Population Characteristics .:_J_Q Counties; June, 1978. Michigan Department of State Highways and Transportation, Michigan State Airport System Plan; August, 1974. Michigan Aeronautics Commission, Aviation and Economic Development; November, I968. Michigan Department of State Highways and Transportation, Northwest Regional Transportation Study; August, 1978. Michigan Department of Conservation, "Outline of the Geologic History of the Grand Traverse Region;" April, 1957. Michigan Department of Commerce, County and Regional Facts; I 975. Michigan Department of State Highways and Transportation, Michigan Railroad Plan - Annual Update; August, 1978. Michigan Department of Commerce, Tourist Industry Growth Study; July, 1979. 141 �Northwest Michigan Regional Planning and Development Commission, and Development Commission, Comprehensive Plan - Land Use; June, 1978. Northwest Michigan Regional Planning Comprehensive Plan: Housing; June, 1978. Northwest Michigan Regional Clean Water Program, "Volume I - Working Papers;" January, 1978. Northwest Michigan Regional Planning and Development Commission, Overal I Economic Development Program; March, 1978. United States Department of Commerce, "Employment by Type and Broad Industrial Sources;" Apri I, 1979. United States Department of Agriculture, Soi I Survey of Charlevoix County, Michigan; May, 1974. University of Michigan Center for Population Studies, "Projections of Population and Employment for the Great Lakes States: 1970-2000;" 1978. Upper Great Lakes Regional Commission, Upper Great Lakes Region Atlas; 1979. Upper Great Lakes Regional Commission, Governor Millikens' Northern Michigan Growth Conference; August, 1978. Urban Land Institute, Industrial Development Handbook; 1975 Williams and Works, Charlevoix County Comprehensive Plan - Report One; 1969. Williams and Works, Charlevoix County Comprehensive Plan - Natural Resources and Housing; Apri I, 1970. Williams and Works, Charlevoix County Comprehensive Transportation, Community Facilities; April, 1970. 142 Plan - Land Use, � 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 Boyne-City_Comprehensive-Plan_1980 Creator An entity primarily responsible for making the resource Johnson Johnson & Roy/inc. Date A point or period of time associated with an event in the lifecycle of the resource 1980-05 Title A name given to the resource City of Boyne City Comprehensive Plan Description An account of the resource The City of Boyne City Comprehensive Plan was prepared by Johnson Johnson & Roy/inc. with assistance from the Technical Advisory Committee and Boyne City Planning Commission Contributor An entity responsible for making contributions to the resource Technical Advisory Committee, Boyne City Planning Commission (consultant) Subject The topic of the resource Comprehensive plan publications Boyne City (Mich.) Charlevoix 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/29c9d1ba222b1ac8fe1250006c59476a.pdf c0f1057c0bf96dd83fcb50af9895b10c PDF Text Text - ~~~~~~~~~~~~~~ • • City of Coldwater Master Land Use Plan COLDWATER Adopted: December 2002 �I I I I I I I I I I I I I I I I I I I Acknowledgments Mayor Robert E. Rumsey City Manager William Stewart City Council Donald Shemel Tim Miller Robert Huntley Chris Pierce Thomas Kramer Maureen Petzko Randall Hazelbaker C. Raymond Truex Planning Commission Nathan Cohen Fred Lilue Aloha Miller Maureen Petzko Buzz Sharpley James Brown Alan Swain James Cole Robert E. Rumsey, Mayor Zoning Board of Appeals Paul Lindner Mitch Rice Harold Gates Dennis Mccafferty Michael Renshaw Russ Feller Planning and Grants Christine Hilton Prepared by Carlisle/Wortman Associates, Inc. Community Planners and Landscape Architects 605 S. Main Street Ann Arbor, MI 48 I 04 City of Coldwater Master Land Use Plan Adopted December 2002 �I I I I I I I I I I I I I I I I I I I Contents Acknowledgments ......................................................................... i Contents .......................................................................... ............... ii Introduction ................................................................................... 1 What is Planning? ............................................................................ 1 How is the City Authorized to Plan? .............................................. .1 Why plan for Coldwater? ................................................................. 2 What are Significant Planning and Growth Issues in Coldwater? ... 2 What process has been followed? ................................................... .3 How is Master Plan different from Zoning? ................................... .5 How has the community been involved? ......................................... 5 Who is Responsible for Planning and Zoning? ................................ 5 Background Studies ..................................................................... 6 Regional Setting ............................................................................... 6 Historic Dates ................................................................................... 6 Past Planning Efforts ........................................................................ 8 Population Characteristics ............................................................... 9 Housing Characteristics ................................................................. 12 Economic Base ............................................................................... 17 Community Facilities .................................................................. 21 Transportation ............................................................................. 27 National Functional Classification System ................................... .27 City Transportation Improvement Programs ................................ .27 Historical Context ....................................................................... 32 Existing Land Use ....................................................................... 42 City of Coldwater Master Land Use Plan Adopted December 2002 ii �• •I I I I I I I I I I I I I -I I I Community Goals and Objectives ............................................. 45 Goals, Objectives and Policies ...................... .................................47 Master Land Use Plan ................................................................ 70 Target Areas ................................................................................ 76 WardOne ............. ........ .......... ...................... ..................................77 Ward Two ............ ............................................................ .............. 78 Ward Three .................................................................................... 79 Ward Four ................................................................ ..................... 80 Downtown ................................... .... ...................... ....... .........·........ 81 Wellhead Protection Plan .......................................................... 83 Action Plan .................................................................................. 85 Zoning Ordinance ............ .............................................................. 85 City and County Studies and Plans ................................................ 86 Special Purpose Ordinances and Standards ................................... 86 Capital Improvements ..... ............... ............................................... 87 Economic Development ................................................................ 87 Master Plan Education ................................................................... 87 Plan Updates .................................................................................. 87 Master Plan Visioning Workshop .............................................. 88 Workshop Notes September 18, 2001 ........................................... 95 Appendix ................................................................................... 104 Tables ............................................................................................... Table 1, Population History ............................................................. 9 Table 2, Age of Population ............................................................ 10 Table 3, Racial Composition..................................... ..................... 11 Table 4, Housing Occupancy and Type ......................................... 12 Table 5, Population History ............ .......... ..................................... 13 Table 6, Housing Value ................................................................. 13 Table 7, Household & Family Income ........................................... 14 Table 8, Units in Structure & Year Built .. ..................................... 15 Table 9, Residential Construction Permits Issued ......................... 16 Table 10, State Equalized Value ......................... ........................... 17 Table 11, Coldwater Employers ..................................................... 18 Table 12, Employment ................................................................... 19 Table 13, Educational Attainment ................................................. 20 Table 14, Police Activity ........ ....................................................... 25 Table 15, Road Improvements ....................................................... 29 Table 16, Planned Capital Improvements ...................................... 29 City of Coldwater Master Land Use Plan Adopted December 2002 ill �• • • • • • • • Maps Map 1 Base Map ............................................................................. 7 Map 2 Functional Classification ................................................... 28 Map 3 Wetlands and Floodplains ................................................. 44 Map 4 Future Land Use ................................................................ 7 5 ~ -~ , City of Coldwater Master Land Use Plan Adopted December 2002 iv �Introduction INTRODUCTION What is Planning? Planning is an activity that has been ongoing since the beginning of civilization. Quite simply, planning is preparation for a future event, activity or endeavor. Everyone conducts some type of planning in their daily lives. Where the issues are simple and the outcomes are clear, the plans can be simple. More complex issues and problems require plans to be more complex and detailed. It is relatively easy to propose plans for events that can reasonably be anticipated. It is much more difficult to prepare plans for events which are not anticipated. The most effective plans are those which are accurate enough to prepare for anticipated events, and flexible enough to provide guidance for events which are not anticipated. In the process of planning, the following steps are involved: • Identification of the problem or issue • Setting of goals to be achieved • Formulation of alternative solutions and evaluation of impacts • Developing a plan of action How is the City Authorized to Plan? The City of Coldwater derives its authority to prepare a Master Plan from the Municipal Planning Act, P.A. 285 of 1931. The Act states: Section 6. The commission shall make and adopt a Comprehensive plan for the physical development of the municipality, including any areas outside of its boundaries which, in the commission's judgment, bear relation to the planning of the municipality. The plan, with the accompanying maps, plats, charts, and descriptive matter shall show the commission's recommendations for the development of the territory, including, among other things, the general location, character, and extent of streets, viaducts, subways, bridges, waterways, flood plains, water fronts, boulevards, parkways, playgrounds and open spaces, the general location of public buildings and other public property, and the general location and extent of public utilities and terminals, whether publicly or privately owned or operated, for water, light, sanitation, transportation, communication, power, and other purposes ... · The commission from time to time may amend, extend, or add to the plan. City of Coldwater Master Plan Adopted December 2002 1 �Introduction Why Plan for Coldwater? I I I I I As we begin the 21 st Century there is a strong need to evaluate the physical development of the City. The current Master Plan was adopted in 1994 and -has had only three (3) Master Plans completed in its history, 1959, 1977, and the most recent 1994. Much of the City is fully developed and significant changes have occurred since 1994. What are Significant Planning and Growth Issues in Coldwater? • Promoting and encouraging a thriving Central Business District (CBD). • Maintaining the City's historic character by preserving and/or restoring historically significant properties, as well as promoting new development compatible with the existing character. • Providing a transportation system that facilitates the smooth, safe, and efficient flow of automobiles, trucks, buses, emergency vehicles, bicycles and pedestrians. • Providing recreation programs and facilities to meet the present and future needs of all City residents. • Improving housing opportunities and the single-family home character and neighborhood atmosphere of the City, while also providing for a variety of new, high-quality housing types. I • Enhancing the aesthetics of gateway approaches to the City. I • Removal or redevelopment and infill of existing abandoned commercial and industrial buildings. • Preservation of natural features, especially areas adjacent to the Sauk River. I I I I I I I I I City of Coldwater Master Plan Adopted December 2002 2 �Introduction What process has been followed? The City's response to these changes has been to undertake a systematic process which involves analysis of the community, citizen participation, and revision of the Master Plan. The revised Master Plan 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. · The Master Plan has the following characteristics: • It is a physical plan. Although social and economic conditions are considered, the plan will be a guide to the physical development of the community. • It provides a long range viewpoint. • It is comprehensive, covering the entire City and all the components that affect its The Master Plan will depict land use and community development within a time frame of twenty (20) years. physical makeup. • It is the official statement of policy regarding such issues as land use, community character and transportation which impact the physical environment. As a policy guide, it must be sufficiently flexible to provide guidance for changing conditions and unanticipated events. The following flow chart depicts the Master Plan process as a whole. Public input is obtained throughout. City of Coldwater Master Plan Adopted December 2002 3 �Introduction CITY OF COLDWATER MASTER PLANNING PROCESS BACKROUND STUDIES VISIONING WORKSHOP D DRAFT PLAN D EVALUATE AND REVISE PLAN D ( DRAFf PLAN D ( PUBLIC BEARING D City of Coldwater Master Plan Adopted December 2002 4 0 0 �Introduction How is the Master Plan different from Zoning? The Master Plan is not a Zoning Ordinance. The Master Plan is the long range policy guide for the physical arrangement and appearance of the City. The Zoning Ordinance more specifically regulates the manner in which individual properties are used. The Zoning Ordinance is only one (1) of a number of tools used to implement the Master Plan. Formulating a Master Plan is the first step in providing a sound and legal basis for revising the Zoning Ordinance and other regulatory Ordinances, investing in public capital improvements, and guiding private land use decisions. How has the community been involved? The Master Planning Program has relied on the involvement of and input from various stakeholder groups including neighborhood groups, citizens-at-large, non-residential property owners, business owners, outside planning consultants, City staff, City Council, and Planning Commissioners. Public input was obtained through a series of workshop sessions conducted throughout the City. The public input process is described more fully in the Section entitled "Visioning and Public Participation." Who is Responsible for Planning and Zoning? The City of Coldwater has a number of bodies that are actively involved in the planning and zoning decision-making process: • City Council - The City Council is the chief governing body of the City. By Michigan Statute, the City Council approves rezoning requests, zoning and text amendments, and subdivision plats. • Planning Commission - The Planning Commission is the principal recommending body to the City Council on matters pertaining to the planning and development of the community. The Planning Commission approves site plans and special land uses and makes recommendations to the City on rezoning requests, zoning text amendments, and subdivision plats. Michigan statutes require a Planning Commission to prepare and adopt a Master Plan. • Zoning 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 practical difficulties with property make it impossible to meet the strict provisions of the Zoning Ordinance. City of Coldwater Master Plan Adopted December 2002 5 �Background Studies BACKROUND STUDIES Regional Setting The City of Coldwater is a growing historic community centrally located and is the county seat of Branch County, Michigan. The City of Coldwater is surrounded on all sides by Coldwater Township and is located at the junction of two (2) state highways and one (1) interstate highway: • • • US-12 (Chicago Street): Running southeast to northwest through the City. M-86: Branches off from US-12 at the western boundary. I-69: Primary means of access all along east side of City. The I-69 expressway connects Coldwater to the north with the City of Battle Creek (35 Miles) and Lansing (60 Miles). The Indiana border is only thirteen (13) miles to the south. US-12 crosses the entire state of Michigan from east to west and passes directly through the middle of the City. Chicago Street, (US-12) bisects the entire City and acts as the backbone and gateway to the downtown. This main corridor provides resident and visitors with their first images of the community and is an excellent mix of commercial, office and historic residential development. The Sauk River flows east to west through the City and adds to the important water features of the City. The western border is primarily made up of Lakes (Cemetery, Messenger, South and West Long Lakes) Historic Dates • • • • • • • • 1831 1832 183 7 1842 1861 1890 1959 2000 The name of Coldwater officially adopted from the Pottawatomie Indian Tribe. First school and store started. Incorporated as a Village with a population of 140 persons. Coldwater becomes the permanent County Seat of Branch County. Incorporated as a City. First City water system installed. City develops first Master Plan. Census indicates population of the City as 12,697 persons (Population drops to • 2002 City develops latest Master Plan. 10,520 upon 2001 transfer of state correctional facilities to Coldwater Township). City of Coldwater Master Plan Adopted December 2002 6 �F COLDWATER CITY O MICHIGAN Base Map of Coldwater City Michigan nch County, Bra 17'1 ~ rlf7.._,j= 0 250 500 1000 Associates, Inc. Carlisle/Wortman Architects Community Planners and Landscape Ann Arbor, Michigan �Background Studies Past Planning Efforts The City of Coldwater has initiated various planning efforts in the past. The Comprehensive Plan adopted in 1959 has been amended twice. The first amendment was in 1977 and the last in 1994. The following list indicates other significant planning efforts and studies that have occurred in the past which have been made available to Planning Commission members and staff during the Comprehensive Plan process: The City of Coldwater Comprehensive Plan: 1994 The Comprehensive Plan was adopted in 1994 to coordinate and guide decisions regarding the physical development of the community. Parks and Recreation Comprehensive Plan: The scope of this plan included an analysis of all ex1stmg City-owned parks and recreation programs. The plan was intended to establish goals and objectives so that a basis was set forth for future decision making in regards to future improvements. Furthermore, the DNR requires a community to have an up-to-date Recreation Plan in order to qualify for grant programs. The plan includes an action plan which spells out which improvements should occur over a five (5) year period. Downtown Development Authority Plan: This document was a plan prepared for the Downtown Development Authority (DDA) to assist the Board in planning ac!ivities for the future. It contains strategies for the following issues: market growth, land use and development, urban design enrichment, and cooperative downtown management. A Vision for the future was achieved from interviews, an interactive workshop, and observation and research. Branch County Master Land Use Plan and Recreation Plan: 1996 - 2000 The purpose of this plan is to ensure that adequate attention is given to the recreational needs of Branch County. The plan involves three (3) basic phases: Data Collection, Analysis and Planning. City of Coldwater Zoning Ordinance: The current Zoning Ordinance is the detailed regulations pertaining to land uses within the City. The district names originally were identical to the former Master Plan categories. The Ordinance is used to implement the Master Plan. Implications for Planning: - Past plans should be utilized in all current and future planning efforts. • The City should update and re-evaluate the City Master Plan on an ongoing basis. City of Coldwater Master Plan Adopted December 2002 8 I �Background Studies Population Characteristics A. Historical Population Trends The following table and graph depicts the population trends for Branch County, Coldwater Township and the City of Coldwater, from 1970 to 2000. It is important to note that the population increase from 1990 to 2000 includes the incorporation of the population of the prison. However, the 2001 population of the City of Coldwater is 10,520 persons, following the transfer of the state correctional facilities back to Coldwater Township. Table 1 Population History 1970-2000 * Includes approximately 2,177 state correctional facility inmates State of Michigan 1970 1980 1990 2000 8,871,700 9,262,078 9,295,297 9,938,444 4.40% 4.00% 4.00% 40,188 41 ,502 45,787 6.38% 3.27% 10.32% 4,246 4,795 3,678 -21.44% 12.93% -23 .30% 9,461 9,607 12,697* 4.16% 1.54% 32.16% % increase 37,777 Branch County % increase 5,405 Coldwater Township % increase City of Coldwater 9,083 % increase Source: U.S. Census, 2000 Implications for Planning: • The City can expect a relatively stable population base in the future. City of Coldwater Master Plan Adopted December 2002 9 �Background Studies B. Age Table 2 Age of Population City of Coldwater & Coldwater Township * Includes Approximately 2,177 State Co"ectiona/ Facility Inmates City of Coldwater TOTAL POPULATION Coldwater Township *NUMBER PERCENT NUMBER PERCENT Male 6,395 50.4 1,815 49.3 Female 6,302 49.6 1,863 50.7 Under 5 years 747 5.9 197 5.4 5 to 9 years 811 6.4 222 6.0 10 to 14 years 800 6.3 276 7.5 15 to 19 years 807 6.4 264 7.2 20 to 24 years 867 6.8 175 4 .8 25 to 34 years 2,130 16.8 384 10.4 35 to 44 years 2,369 18.7 535 14.5 45 to 54 years 1,649 13 586 15.9 55 to 59 years 500 3.9 230 6.3 60 to 64 years 424 3.3 187 5.1 65 to 74 years 732 5.8 306 8.3 75 to 84 years 603 4.7 227 6.2 85 years and over 258 2 89 2.4 35.8 (X) 41.2 (X) SEX AND AGE Median age (years) Source: US Census, 2000 Implications for Planning: • The City has a younger population than Coldwater Township. A younger population will likely have different needs than an older population. City of Coldwater Master Plan Adopted December 2002 10 �Background Studies C. Race Table 3 Racial Composition Includes Approximately 2,177 State Co"ectional Facility Inmates RACE One race Branch County NUMBER 45,015 PCT 98 Coldwater City NUMBER PCT 42,751 93 12,315 10,837 1,206 2.6 1,069 8.4 American Indian and Alaska Native 217 .5 95 0.7 Asian 194 .4 117 0.9 Asian Indian 32 .1 30 0.2 Chinese 12 0 8 0.1 Filipino 18 0 5 0 Japanese 60 .1 41 Korean 18 0 3 0 Vietnamese 8 0 6 0 Other Asian 47 .1 24 0.2 Native Hawaiian and Other Pacific Islander 10 0 4 0 White Black or African American 97 85.4 0.3 Native Hawaiian 1 0 1 0 Guamanian or Chamorro 3 0 0 0 Samoan 4 0 1 0 Other Pacific Islander 2 0 2 0 Some other race (Includes Middle East) Two (2) or more races (Includes Middle East) 637 1.4 193 1.5 772 1.7 382 3 45,787 100 12,697 100 HISPANIC OR LATINO AND RACE Total population Hispanic or Latino (of any race) 1,365 3 574 4.5 Mexican 1,065 2.3 425 3.3 Puerto Rican 88 .2 49 0.4 Cuban 20 0 14 0.1 182 .4 86 0.7 Not Hispanic or Latino 44,422 97 12,123 95.5 White alone 42, 134 92 10,514 82.8 Other Hispanic or Latino Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 11 �Background Studies Housing Characteristics A. Housing Occupancy Table 4 Housing Occupancy and Type I NUMBER PERCENT Total housing units 4,370 100 Occupied housing units 4,058 92.9 Vacant housing units 312 7.1 For seasonal, recreational, or occasional use 31 0.7 HOUSING OCCUPANCY NUMBER PERCENT Total households 4,058 100 Family households (families) 2,518 62.1 With own children under 18 years 1,337 32.9 Married-couple family 1,771 43 .6 With own children under 18 years 866 21.3 Female householder, no husband present 525 12.9 With own children under 18 years 351 8.6 Non-family households 1,540 37.9 Householder living alone 1,296 31.9 564 13.9 Households with individuals under 18 years 1,477 36.4 Households with individuals 65 years and over 1,034 25.5 HOUSEHOLDS BY TYPE Householder 65 years and over Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 12 �Background Studies B. Household Size Table 5 Population History 1970-2000 HOUSEHOLD SIZE YEAR PERSONS CHANGE # % 2000 2.00 .49 19.7 1990 2.49 .09 3.5 1980 2.58 Source: US Census, 2000 C. Housing Value/Owner Occupied Units Table 6 Housing Value HOUSING VALUE/OWNER OCCUPIED UNITS NUMBER PERCENT Less Than $50,000 305 13.8 $50,000 to $99,999 1387 62.6 $100,000 to $149,999 309 14.0 $150,000 to $199,999 161 7.3 $200,000 to $299,999 36 1.6 $300,000 to $499,999 10 0.5 6 0.3 $77,800 (X) VALUE $500,000 to $999,999 $1,000,000 or more Median (dollar) Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 13 �Background Studies D. Housing Characteristics Table 7 Household and Family Income IHOUSEHOLD INCOME IN 1999 NUMBER PERCENT 4,052 100.00 Less than $10,000 420 10.4 $10,000 to $14,999 259 6.4 $15,000 to $24,999 687 17.0 $25 ,000 to $34,999 730 18.0 $35,000 to $49,999 729 18.0 $50,000 to $74,999 706 17.4 $75,000 to $99,999 370 9.1 $100,000 to $149,999 124 3.1 $150,000 to $199,999 17 0.4 $200,000 or more 10 0.2 Median household Income $33,913 (X) NUMBER PERCENT 2,540 -100.0 Less than $10,000 94 3.7 $10,000 to $14,999 60 2.4 $15,000 to $24,999 412 16.2 $25,000 to $34,999 424 16.7 $35,000 to $49,999 532 20.9 $50,000 to $74,999 605 23.8 $75,000 to $99,999 281 11.1 $100,000 to $149,999 105 4.1 $150,000 to $199,999 17 0.7 $200,000 or more 10 0.4 $41,107 (X) (X) Households FAMILY INCOME IN 1999 Families Median Family Income $15,833 Per Capita Income Median Earnings (dollars) Male full-time, year round workers $31,577 Female full-time, year round workers $22,088 Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 14 (X) (X) I �Background Studies Table 8 Units In Structure and Year Built I UNITS IN STRUCTURE NUMBER PERCENT 4,364 100.0 I -unit, detached 2707 62.0 I -unit, attached 98 2.2 2 units 241 5.5 3 or 4 units 276 6.3 5 to 9 units 171 3.9 10 to 19 units 164 3.8 20 or more units 290 6.6 Mobile home 417 9.6 Total Housing Units Boat, RV, van, etc. YEARSTRUCTUREBUil,T NUMBER PERCENT 1999 to March 2000 130 3.0 1995 to 1998 322 7.4 1990 to 1994 150 3.4 1980 to 1989 359 7.8 1970 to 1979 561 12.9 1960 to 1969 417 9.6 1940 to 1959 763 17.5 1,682 38.5 1939 or earlier Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 15 �Background Studies E. Residential Construction Redevelopment of areas of the City into higher density housing has been a common occurrence over the last five (5) years, indicative of the high quality of life the City has to offer and subsequent market conditions which facilitate such development. Most of the new construction has been in owner-occupied condominium developments. The following graph depicts building permit activity for development of single and twofamily housing, multi-family housing, and demolitions. Table 9 Residential Construction Permits Issued: 1980-2002 Coldwater 1980-1990 1990-2000 2001-2002 105 98 65 Two-Family Not available 12 8 Multi-Family Not available 1 1 Demolitions 137 39 29 Single Family Source: Estimates by City Staff, 2002 Implications for Planning: • Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the City; • An aging population will increase the demand for senior housing and services; , The amount of older housing stock in the City will require proactive and ongoing protection and rehabilitation measures. City of Coldwater Master Plan Adopted December 2002 16 �Background Studies Economic Base A. Regional Influences As job growth in Branch County continues, Coldwater's central location and high quality of life will continue to attract new residents. B. Tax Base Residential property has continued to be the largest tax generator for the City of Coldwater, indicative of the large number and quality of neighborhoods in the City. However, the tremendous commercial growth around the highway interchange is also a large generator of taxes. Assessed Value is an additional source of information that illustrates economic trends. This assessed value is broken into the following three (3) categories: residential, commercial and industrial. There are two (2) other categories, agricultural and developmental, included in the cities assessed value. However, these categories represent only a small portion of the City's assessed value. The City has seen substantial increases in the three major categories. Residential increased by nearly 90% between 1992 and 2002, while industrial jumped by 146% during the same period. The biggest increase occurred in Commercial, which saw an increase of 450 % between 1992 and 2002. In 1992 just over 61 % of the total real property (land and the structures on the land) value was attributed to residential property, 20% to commercial property, and about 19% to industrial property. By 2002, the percentage of residential dropped to 41 %, due to the increase in industrial and commercial allocation at 39%. By 2002, the City's total real property value was $205,097,000 up from $76,043,000 in 1992. Table 10 State Equalized Value: 1992-2002 City of Coldwater State Equalized Value: 1992-2002 Real Property by Category RESIDENTIAL COMMERCIAL INDUSTRIAL 1992 $45,755,500 $33,221 ,700 $15,697,800 2002 $85,820,800 $80,611,100 $38,665,100 Source: City of Coldwater, 2002 City of Coldwater Master Plan Adopted December 2002 17 �Background Studies Real and Personal Totals REAL PERSONAL 1992 $88,047,800 $18,151,000 1993 $94,989,050 $20,858,900 1994 $97,144,750 $24,483,000 1995 $100,512,200 $25,002,400 1996 $108,124,700 $29,683,400 1997 $125,345,300 $32,873,100 1998 $141,389,580 $33,801,900 1999 $180,872,700 $49,627,900 2000 $202,219,500 $60,118,900 2001 $227,049,200 $69,151,600 2002 $260,651,800 $66,415,654 Source: Branch County, 2002 C. Employers Major employers in Coldwater are listed in the following table. Table 11 Coldwater Employers FIRMS PRODUCT OR SERVICE #EMPLOYED Regional Distribution 1000 Department of Corrections Prisons 691 Community Health Center Health Care 594 Education 450 Grocery/Merchandise 378 Automotive Related Casting and Machining 330 Education 265 Polypropylene Foam Manufacturer 205 County of Branch Government 200 Brazing Concepts Copper Brazing of Steel 200 Wal-Mart Regional Distribution Center Coldwater Community Schools Meijer Asama Manufacturing Branch Intermediate School District Voltek Source: Branch County, 2002 City of Coldwater Master Plan Adopted December 2002 18 �Background Studies D. Employment Table 12 Employment OCCUPATION NUMBER PERCENT Employed Civilian Population 16 years and over 5,099 100.0 Management, professional and related 1,183 23.2 906 17.8 1,065 20.9 Fanning, Fishing, Forestry 57 1.1 Construction, Extraction, Maintenance 339 6.6 1,549 30.4 Agriculture, Forestry, Fishing, Hunting and Mining 58 1.1 Construction 133 2.6 Manufacturing 1536 30.1 Wholesale trade 130 2.5 Retail Trade 728 14.3 Transportation, Warehousing, Utilities 228 4.5 Information 61 1.2 Finance, Insurance, Real Estate, Rental/Leasing 224 4.4 Professional, Scientific, Management, Administrative, Waste Management Services 184 3.6 Educational, Health, Social Services 859 16.8 Arts, Entertainment, Recreation, Accommodations and Food Services 380 7.5 Other Services ( except public administration) 217 4.3 Public Administration 361 7.1 Service Sales and Office Production, Transportation and Material Moving INDUSTRY Source: US Census 2000 UNEMPLOYMENT *'02 '01 '00 '99 '98 '97 '96 '95 City of Coldwater 7.2% 6.9% 5.0% 4.3% 4.6% 4.6% 6.4% 5.7% Branch County 5.9% 5.7% 4.1% 3.6% 3.8% 3.7% 5.2% 4.7% Source: Michigan Department of Labor *Note: Year to date average, end of September 2002 City of Coldwater Master Plan Adopted December 2002 19 �Background Studies Implications for Planning: • A strong, stable residential base is vital to the City; • Large employers in the City should be encouraged to stay to provide jobs for residents; • The continued strong economic roles of the commercial and industrial areas are vital to the future of the City. Table 13 Educational Attainment Includes State Correctional Facility Inmates Over Age 25 EDUCATIONAL ATTAINMENT NUMBER PERCENT Population 25 years and Over 8,698 100.0 th 623 7.2 9 to 12 grade no diploma 1244 14.3 High School Graduate (includes equivalency) 3207 36.9 Some college, no degree 2068 23.8 Associate Degree 587 6.7 Bachelor's Degree 620 7.1 Graduate or Professional Degree 349 4.0 Percent High School Graduate or Higher (X) 78.5 Percent Bachelor's Degree or Higher (X) 11.1 Less than 9 grade th th Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 20 �Community Facilities Community Facilities A. City Amenities Public Service The City of Coldwater has a Council/Manager form of government. The citizens elect the Mayor and City Council members, who in tum hire the City Manager. The Manager is responsible for managing the entire City staff. The City Council appoints volunteers to several boards and commissions which oversee the many public services provided by the City. Recreation Four (4) City departments work cooperatively to provide recreation opportunities, planning and maintenance to the City. The City has thirteen (I 3) parks which provide recreational opportunities to residents and visitors. 1. Waterworks Park 8. Jefferson Park 2. Rotary Park 9. Jaycee Park 3. South Lake Park 10. Cemetery Lake park 4. Reith Park 11. Pilot Knob Park 5. Heritage Recreation Area 12. City Park 6. Four Comers Park 13. Optimist Park 7. Parkhurst Park Forestry Division The Forestry Division is responsible for the maintenance of an estimated five thousand (5,000) trees within the City. Tree planting requests can be taken and will be added to a list, subject to availability and location of planting. The duties include removal, planting, trimming and storm damage cleanup. The Forestry Division also collects brush on the first Monday of each month from April through October. Cemetery Division A representative is available at the Department of Municipal Services to answer questions concerning grave sales, rules and regulations and location of graves within Oak Grove Cemetery. City of Coldwater Master Plan Adopted December 2002 21 �Community Facilities Street Division The Street Division maintains 24.66 miles of major streets, 31.50 miles of local streets and 4.02 miles of State highway. This maintenance includes sweeping, snow removal, pavement marking, ice control and dust control. The Street Division also maintains all storm sewer inlets and lines. During the fall of each year, the Street Division picks up leaves to be composted at a Butters Avenue compost site. Equipment Maintenance The Department of Municipal Services maintains all of its equipment as well as the City Police vehicles, Fire Department equipment and Coldwater Board of Public Utilities' vehicles. City of Coldwater Master Plan Adopted December 2002 22 �Community Facilities B. Coldwater Schools The Coldwater Community School District encompasses one hundred seventy-five (175) square miles. The district is composed of the following buildings: • • • • • • • • • 2001-02 Coldwater High School Grades 9-10-11-12 Legg Middle School Grades 6-7-8 Max Larsen (Edison) Elementary School Grades K - 5 (Open 2003) Girard Elementary School Grades K - 5 Jefferson Elementary School Grades K - 5 Lakeland Elementary School Grades K - 5 Lincoln Elementary School Grades K - 5 Washington Elementary School Grades K - 5 (Closed June 2003) Franklin Leaming Center COLDWATER SCHOOL DISTRICT DATA Enrollment (K-12): 3,393 Full-Time Teaching Staff: 195 Total Full-Time Staff: 385 Administrative Staff: 18 Annual Budget: $23,936,556 Source: Coldwater Community School District 2002 The residents of the school district expect the schools to provide a quality educational program to the community and have proven over past years that they are willing to provide the resources to do so. The following represent just a few of the indicators of the quality that exists. • District voters approved a $12.5 million bond issue in 1994 to add to and renovate Coldwater High School. This project provided adequate space for a growing student population, and provided for state of the art technology to assist students in learning. The project was completed in the fall of 1996. Nearly one ($1,000,000) million was invested in data, video and audio technology, making CHS a leader in southwestern Michigan. In 2001, voters approved an eighteen ($18,000,000) million bond issue, along with a six ($6,000,000) million donation, to replace Edison Elementary School, and renovate other elementary buildings. Voters also approved a one ( 1) mill levy for ten (10) years to provide a sinking fund for district maintenance. City of Coldwater Master Plan Adopted December 2002 23 �'I Community Facilities C. • The majority of elementary schools have a gifted and talented program for students and also art, music and physical education instruction. • Computer technology was introduced for students in 1978 at the high school and has spread to all levels K-12, and a district-wide technology committee developed a long-range plan to provide for the technology needs of the student in the year 2000 and beyond. All buildings in the district have direct connection to the Internet on every networked computer. Every classroom and office in the district has been wired for computer networks and telephones to promote student and staff use of technology and provide for greater communication. The district now has seven hundred eighty-two (782) computers; with at least one (1) in every classroom. Every classroom and workstation in the district has a telephone for staff use to better communicate with parents. • Vocal and instrumental music opportunities begin for students at the elementary level and continue up through the high school. Coldwater students have found significant success in solo and ensemble competitions as well as consistent "l" ratings at music festivals. • The athletic program offers sixteen (16) varsity sports for student participation, beginning in 7th grade. Kellogg Community College Kellogg Community College provides a campus in the City of Coldwater. Kellogg Community College was founded in 1956 by the Battle Creek Board of Education which operated it until 1970 when voters created an area-wide college district. The College, situated on sites in Battle Creek, Coldwater (Grahl Center), Hastings (Fehsenfeld Center), and Ft. Custer Industrial Park (Regional Manufacturing Technology Center), offers thirtyseven (37) pre-professional college/university transfer curricula; thirty-two (32) occupational ~ssociate degree programs in health, business, secretarial, technical and public science fields; and twenty-seven (27) certificate programs aimed toward job preparation; and related training for apprenticeships. D. Fire Located at 57 Division Street with the Police Department, the Coldwater Fire Department is a full-service department providing fire, rescue, emergency medical and public education/inspection services to the City of Coldwater and fire, rescue and public education services to the townships of Coldwater and Girard. City of Coldwater Master Plan Adopted December 2002 24 �Community Facilities The Coldwater Fire Department responded to one thousand three hundred and seven (1,307) calls for service during the 1999 calendar year. The calls included technical rescue incidents (ice, industrial, vehicle, trench, and confined space), hazardous material incidents, emergency medical incidents, accidents, fires, gas leaks, explosions, hazardous conditions, odor investigations and yes, even the retrieval of someone's beloved pet. E. Police The Coldwater City Police Department is located at 57 Division Street and has a staff of over thirty (30) people that protect and serve the residents and businesses of Coldwater. Table 14 City of Coldwater Police Department Police Activity 2001 I I I I Total Criminal Offenses Reported I Service Calls 2528 ,, 7940 "¥.' ,, I Total/Non-Criminal .. I Accidents ,, Source: Coldwater Police Department 2002 City of Coldwater Master Plan Adopted December 2002 25 8522 840 I I I I I 2000 2800 8380 - 9032 1019 ., �I r I I I I I I Community Facilities F. Public Services Electric, Communications, Water and Wastewater Treatment Electric, communications, water and wastewater treatment are provided by the Coldwater Board of Public Utilities. The Coldwater Board of Public Utilities has an unsurpassed safety record for a Utility with numerous departments ranging from electrical generation and distribution to water, sewer and wastewater. The success of the Board's safety records rests with commitment from top management to newest utility worker to provide a safe work place for employees, customers and the general public. Engineering Services Engineering Services provides the design, contract administration and superv1s1on of construction for all public improvements such as street paving, sanitary sewers and storm drainage. It prepares contracts and supervises all contracted maintenance and repair of streets and sidewalks. Engineering Services maintains plans and records for all City-owned public improvements within the City rights-of-way. Implications for Planning: • Residents will continue to expect the high quality of City services and programs currently provided; • The City should continue to seek cooperative efforts with neighboring communities to increase efficiency of services. City of Coldwater Master Plan Adopted December 1002 26 �I I I Transportation TRANSPORTATION Being an older community, Coldwater has a well established grid-style street system. This type of system helps deliver traffic in a spread-out manner. Roadway improvements are mainly maintenance and resurfacing related. National Functional Classification System Road classifications identify the volume and type of traffic that is appropriate for each segment of the roadway network. For purposes of transportation planning, a functional classification of roads has been developed. The Michigan Department of Transportation (MDOT) and many county Road Commissions utilize the classification system to determine the order in which improvement projects should be completed. Map # 2 illustrates the national functional classification system for various streets within Coldwater. The following is a description of the different roadway classifications: Urban Principal Arterials - Interstate/Non Interstate These roadways are at the top of the classification hierarchy and the primary function of such roadways is to carry vehicles relatively long distance, and to provide through-travel movements. Urban Minor Arterials Minor arterials include roads connecting intra-urban land uses. accommodate slightly shorter trips than a major arterial. These roads tend to Urban Collectors There are two (2) types of collectors: major and minor. Minor collectors provide access and mobility within residential, commercial, or industrial uses. Major collectors generally carry more traffic than minor collectors. Local Streets The remainder of the streets within the City provides access to individual properties, with limited continuity and mobility. Local streets are designed for low volumes and are linked by collector roadways to other lands uses or arterials. City Transportation Improvement Programs The Department of Engineering maintains and repairs all roads within the City of Coldwater. Tables 15 and 16 list both road and parking improvements that are part of the City's Capital Improvements Program (CIP). The CIP is a long term plan for capital expenditures such as roads, buildings, land, major equipment and vehicles. The City has set forth road and parking projects anticipated to be complete over the next several years. City of Coldwater Master Plan Adopted December 2002 27 �Ill II II II COLDWATER MICHIGAN LEGEND =bol National Functlonal Classlflcatlon Urban Interstate Urban Pn·ncipal Arterial Urban Minor Arter1al Urban Collector Local National Functional . ~,o r Roads Classification City of Coldwater · h'gan 1 Branc h C ounty ' Mic ~ ~ ~000 O 250 500 1 OOO Inc. Carlisle/Wortman Associates. Architects Community Planners and ~ = r . Michigan �I I I Transportation Table 15 Road Improvements Source: City of Coldwater DPW 2002 Downtown Parking Parking in the downtown area is comprised of a combination of surface lots, structures, and onstreet parking spaces. There are a total of seven hundred seventy-seven (777) parking spaces in the downtown area: one hundred thirty-three (133) on-street parking spaces and six hundred forty-four (644) off-street parking spaces. The on-street parking allows for a variety oflength of stays. All parking within the downtown area is free. Table 16 Planned Capital Improvements Ui,!§~liiiiridn[PlJa ;%'" . ~ ,~~ _,-,;;;:~,4,;i;-;..:,,.~'.4. w&<,%4 "'<<«,;;.,,. Chandler Parking Plaza . ; "'.ij{in;rs,:~aza '.y; .~=, =t.~~~~-'di~_,,u"x=-.; <•;:i4£"i'/l!MfWll~:M~ni-A -::.... · m ;J Randall Parking Plaza $13,800 Source: City of Coldwater CIP 1999-2003 1. r City of Coldwater Master Plan Adopted December 2002 29 �Transportation Transit Coldwater residents have public transit opportunities provided by the Branch Area Transit Authority . The Branch County system started in October 1984 as a demand-response system serving all of Branch County including Coldwater. Service has evolved to a combination of demand-response and semi-fixed route service. Administration of the system is overseen by an authority board formed under P.A. 196 of 1986. System Characteristics Days/Hours of Operations: M-F 6:00 a.m. - 6:00 p.m. SAT 9:00 a.m. - 5:00 p.m. (Specialized Services) SUN 9:00 a.m. - 1:00 p.m. (Specialized Services) Total vehicles: Lift-equipped vehicles: Population Served: Employees: 13 13 41,502 19 Source: Michigan Department of Transportation Airports Memorial Airport was built in the late 1940's and is located off of US-12 just west of the City. The airport is administered by Branch County and is funded by ground and hanger leases and the general airport budget of Branch County. The airport has two (2) main paved runways and two (2) sod runways primarily used for lighter aircraft. The largest nearby airport is the Kalamazoo/Battle Creek International Airport. Non-Motorized Transportation Many people have chosen to live in Coldwater because of the pedestrian scale of the community. The primary means of providing non-motorized transportation are traditional City sidewalks. Lacking is a well-identified bikeway system providing designated linkages between neighborhoods and key community facilities. The Master Plan indicates and recommends greenways and possible trail systems that can be developed along the river corridor. City of Coldwater Master Plan Adopted December 2002 30 �r Transportation Implications for Planning: • Ongoing maintenance of existing City roadways is imperative; • Continue efforts to lessen and slow traffic along local streets within residential neighborhoods; • Explore alternative transportation measures to lessen traffic and improve circulation throughout the City; • Ensure adequate parking is provided to meet the growing demand. City of Coldwater Master Plan Adopted December 2002 31 �Historical Context HISTORICAL CONTEXT 1. Coldwater Downtown Historic District The Coldwater Downtown Historic District comprises the City's historic central business district extending along West Chicago Street and adjacent portions of Monroe and Hanchett Streets. The buildings are two (2) and three (3) story (plus a few one (1) story) commercial buildings set side-by-side and directly on the sidewalk line. They are primarily of brick and of bracketed Italianate or Late Victorian design, but a few structures of High Victorian Gothic, Panel Brick, Neo-Classical Revival, Commercial Brick, Mission Revival, Prairie School, and Tudor Revival design as well as one (1) diminutive early twentieth-century metal-front store are present. The Coldwater Downtown Historic District has served as the commercial heart of Coldwater virtually since the City's founding in the 1830's and is the largest nineteenthand early twentieth-century central business district area in Branch County. Coldwater grew up around the Chicago Military Road, constructed by the federal government along the lines of the Sauk Indian trail connecting the present sites of Detroit and Chicago, in the late l 820's. The old downtown buildings have housed much of the City's governrnental and commercial history over the years. Currently, the old City hall, two (2) former post office buildings, and businesses which have existed in Coldwater for over one-hundred (100) years are represented by several of the downtown buildings today. Source: Michigan Historical Center City of Coldwater Adopted December 2002 32 �Historical Context 2. East Chicago Street Historic District The East Chicago Street Historic District is composed of seventy-two (72) structures: forty-two (42) residences, nineteen (19) businesses, six (6) medical buildings, one (1) health center (hospital), one (1) church, one (1) library, one (1) funeral home, and one (1) fraternal lodge. Queen Anne, Stick, Italianate, and Greek Revival housing styles dominate the architecture of the area. On the whole, there have been few exterior alterations to the buildings. The East Chicago Street Historic District is characterized by a broad representation of buildings of historical and architectural significance along an important settlement route. Coldwater, the largest City in Branch County and the county seat, grew along the Sauk Indian Trail, one (1) of the key roads into the interior of Michigan. It was along this trail, now named Chicago Street (US-12), also known as the Chicago Road that farmers, merchants, business owners and professionals built eight (8) blocks of buildings during the second half (1/2) of the nineteenth century. More than one hundred thirty (130) years of styles and building techniques are represented within the bounds of the district. Despite increasing travel along US-12, the East Chicago Street Historic District has maintained the quality and livability of the area. Source: Michigan Historical Center City of Coldwater Adopted December 2002 33 �Historical Context 3. Marshall Street Historic District The Marshall Street Historic District encompasses a nineteenth- and early twentiethcentury residential area centered on Marshall and Grand Streets between North Hudson Street and North Clay Street. It is an area of single-family detached homes dating from the 1840's and 1850's to the 1920's ranging in style from Greek Revival to Bungalow and Colonial Revival containing a core area of large brick and frame Italianate, Eastlake, Queen Anne, and Colonial/Classic Revival houses. Stable/carriage house buildings are retained by several of the homes in the district. Two (2) historic church buildings and a historic commercial building are also included in the district. Containing Coldwater's principal north-side concentration of historic homes, including several designed by Coldwater/Kalamazoo/Chicago architect Asbury W. Buckley, the Marshall Street Historic District was the former home of numerous leading citizens of Coldwater and businessmen who contributed to the development and commercial vitality of the City. Residents of the district included Civil War hero Brig. Gen. John G. Parkhurst, newspaperman and liniment manufacturer Simon B. Kitchel, Pratt Manufacturing Company president Hiram B. Fisher, Regal Gasoline Engine Company founders Herbert D. and Arthur E. Robinson, and railroad contractor John H. McLane. The red brick, Romanesque Revival First United Presbyterian Church, the largest and best preserved of the City's surviving Victorian churches, is included in the district. The concentration of historic architecture in the Marshall Street Historic District, spanning nearly eighty (80) years, depicts the development of the City of Coldwater and of residential design in southern lower Michigan. Source: Michigan Historical Center City of Coldwater Adopted December 2002 34 �Historical Context 4. South Monroe Street Historic District The South Monroe Street Historic District contains modest brick and frame Greek Revival, Italianate, and Queen Anne buildings along a two (2) block stretch of South Monroe Street. The housing stock in this small district provides examples of a number of nineteenth-century Midwest house forms, including gabled-ell, hip-roof cube with ells, and front-gable. Four (4) frame carriage houses are present. The district includes the brick Late Victorian former Lake Shore and Michigan Southern Railroad depot constructed in 1883. The depot is a rectangular, one (1) story building with its broad, seven (7) bay wide front facing south on the still existing railroad line. It has a high gable roof with broadly projecting eaves supported on massive, openwork brackets. The South Monroe Street Historic District is the best preserved part of an enclave of modest brick and frame, nineteenth-century houses that is unique in Coldwater. This area appears to contain the City's largest concentration of surviving buildings dating from the 1850's to the 1870's. The district also contains the former home of Marcellus H. Parker, an important Coldwater architect in the late nineteenthcentury. Source: Michigan Historical Center City of Coldwater Adopted December 2002 35 �Historical Context 5. West Pearl Street Historic District The West Pearl Street Historic District contains Coldwater's principle west-side concentration of late nineteenth-century homes on a two (2) block distance of West Pearl Street. Large and modest brick and frame houses exemplifying the Greek Revival, Italianate, Eastlake, Queen Anne, and Queen Anne/Colonial Revival or "Free Classic" are present as well as one (1) home that has a front gable ornament of Swiss inspiration. Three (3) stable/carriage houses are also contained in the district. The imposing homes of the West Pearl Street Historic District are noteworthy examples of late nineteenth-century architecture and the former residences of leading Coldwater merchants and businessmen of the late nineteenth- and early twentieth-centuries. Lorenzo D. Halsted, who resided on West Pearl, co-founded the City's first factory to manufacture cut and smoking tobacco and cigars, beginning a major industry in Coldwater. Examples of work by local architects Ebenezer B. Saxton and Marcellus H. Parker are also represented by houses in the district. Source: Michigan Historical Center City of Coldwater Adopted December 2002 36 �Historical Context 6. Tibbits Opera House The Tibbits Opera House was built by Barton S. Tibbits in 1882. Tibbits, a local businessman and former mayor of Coldwater, established a cigar factory in Coldwater in 1874 which became the largest in the state outside of Detroit. The opera house served as the cultural center of the area, presenting the great names of theater, opera, and vaudeville. In 1921 the theater was converted into a movie house remained as such until the mid-1950's. Although the present facade bears little resemblance to its magnificent original appearance, the interior theater was restored in 1963 under the guidance of the Tibbits Opera Foundation. Since that time, the building has housed numerous theatrical and musical performances. Current Fa~ade Original Fa~ade City of Coldwater Adopted December 2002 37 �Historical Context PROPOSED RENOVATIONS The Board of Directors of the Tibbits Opera Foundation and Arts Council, Inc., has a vision of restoring this beautiful 1882 opera house to its original glory. Plans are to make the theatre handicap accessible, update the electrical and mechanical systems, and improve the stage house to meet modem programming needs. We will expand the lobby and incorporate a fully accessible and flexible gallery space for exhibits and small receptions. We also plan to restore the theatre's impressive fa9ade and restore the interior to its original beauty. ._, ·-~--✓·- 11fftiti Qt',€-'~kC;;.-,~ » .'H•;W-.-,;.et~:~,~,-~;~;,. . City of Coldwater Adopted December 2002 38 �Historical Context 7. The Wing House Museum Located at 27 South Jefferson Street, this treasure-filled, 1875 Second Empire mansion is a monument to a High Victorian way of life. The Wing Museum, known as a working museum, is open Wednesday through Sunday from 1 p.m. until 5 p.m. Rooms include over 80% of the furnishings actually owned by the Wing family, including many exquisite paintings and an 1893 Regina Music Box. City of Coldwater Adopted December 2002 39 �Historical Context 8. The Coldwater Public Library The Coldwater Public Library located at 10 W. Chicago Street (corner Street and Division) is one (1) of the oldest libraries still functioning in its original building in the State. The library is reputed to be one of the State's leading genealogical research sites. The building itself is a symbol of our community's pride in its cultural heritage. It is indicative of the community efforts to preserve many of the fine old buildings and private residences. The Branch District Library services all of Branch County. In addition to the main building in downtown Coldwater, the district library services building located in Algansee Township, Bronson, Quincy, Sherwood, and Union Township. City of Coldwater Adopted December 2002 40 �Historical Context 9. The Victorian Mansion Inn A spectacular example of Victorian Splendor, both inside and out. The exterior boasts a full brick facade, carved corbels, a tower-look-out and windows typical of the Italianate style. This mansion is currently a Bed and Breakfast. City of Coldwater Adopted December 2002 41 �Existing Land Use EXISTING LAND USE Existing land use in the City of Coldwater has remained relatively stable in the central area while many changes have occurred on the borders. The land use patterns are_typical for a City of its size and age with the older commercial core in the downtown, with surrounding older residential neighborhoods, newer neighborhoods and industrial on the periphery and significant new commercial development around the freeway interchanges. Residential More than .one thousand-five hundred (1,500) acres of land in the City of Coldwater are developed as residential uses. This also includes existing apartments, town homes and mobile homes. The highest concentration of residential development continues to exist in the northern half of the City. Newer development exist in the northwest comer of the City. South of US-12, residential uses primarily exist in and around the downtown area. A majority of residential land uses are located in the City's designated historic districts. These residential uses are homes of unique character, age and architecture. Source: 1994 Comprehensive Plan Commercial Several hundred acres of land account for retail, office and other business development. Excellent accessibility is offered by the City which is served by the State Roads of US-12, running east/west through the downtown center and Interstate 69 (I-69) running all along the eastern boundary. A variety of commercial options exist throughout the City ranging from small market specialty shops in the downtown to "Big Box" department stores near the I-69 interchange. The oldest and most well established commercial corridor is all along the US-12 Corridor. This entire area contains a mix of commercial uses leading into the "downtown". The downtown commercial activity is primarily intended to be used by the residents of Coldwater; however, the City has also marketed the Downtown for the shopping of traveling and visiting customers. Several shops in the downtown are part of the historic district and many have residential uses above the shops. The downtown is the most walkable of the commercial areas consisting of sidewalks, pocket parks and street furniture. Another commercial corridor exits adjacent to Marshall Street, north of downtown. This corridor includes the Fairfield Shopping Center which is the City's first suburban strip commercial development. This shopping center has caused the spin off of several other quick stop retail shops and restaurants. This area is in need of rehabilitation in regards to faced improvements, aesthetics, streetscapes and walkability. City of Coldwater Adopted December 2002 42 �Existing Land Use The fastest growing and most significant commercial area is located at the interchange of 1-69 and US-12. The Willowbrook Shopping Center together with several other large shopping and home improvement stores have opened in the last several years. These commercial areas service not only the residents of Coldwater but also the surrounding region. The City has expressed concerns that the continued growth of this area may impact the viability of the downtown. Industrial Approximately one thousand (1,000) acres within the City contains or is zoned for an industrial use. The two (2) most significant areas are the Southside Industrial Park located in the southwest corner of the City. Rail service is provided as well as suitable infrastructure. A more recent industrial area has been developed near the northeast comer of the City. Containing primarily light industrial uses this area should attract several more uses based on the accessibility of I-69. Public/Quasi-Public Several hundred acres within the City are made up of schools, parks, churches, library, community college and civic buildings. The majority of Coldwater School District buildings and land are within the City limits. Open and Vacant Space More than one thousand (1,000) acres ofland within the City limits are either open or vacant and available for development. The primary open space traverses the floodplain along the Sauk River and is also adjacent to the chain of lakes on the west side of the City. Map #3 on page 43 provides an overview of the extensive floodplain and wetland areas within the City. The width and extent of this area graphically represents the limited area for development and also provides an excellent opportunity for a linear park or greenway. City of Coldwater Adopted December 2002 43 �•II -I LEGEND I ~ Flood Plain Area ~ Wetlands Wetlands in Flood Plain Area • c;:J I I I I I I I I § Floodplains and Wetlands City of Coldwater Branch County, Michigan 0 250 500 1000 2000 cartisle.Mlortman Associates, Inc. Community Planners and Landscape Architects Ann Arbor, Michigan �Community Goals and Objectives COMMUNITY GOALS and OBJECTIVES The adoption of community goals and objectives is a vital step in the planning process. The desires and needs of the people must be properly interpreted so that workable solutions can be achieved. It therefore requires careful analysis of the various factors that characterize the City of Coldwat~r and the specific problems to be faced. CITIZEN INPUT Citizen input is the core of any planning effort. In order for the goals of the plan to be achievable, general consensus regarding the vital issues to the community must be reached. Many techniques exist which facilitate the gathering of citizen input, and Coldwater has had the opportunity to utilize two (2) different methods in this Master Planning endeavor which are described below. WORKSHOPS The first method utilized to collect citizen input was a series of Visioning Workshops. The goal of conducting Visioning Workshops is to gather citizen input on a variety of topics and to encourage conceptualization of a desired future for the community. The visioning process provides a vehicle for people of diverse viewpoints to identify and agree upon the common dreams they have for their community, and encourages people to express, with words, a desired future. The City held a Visioning Workshop in September of 2001 and other workshops with City Officials and residents. Dozens of people attended the Vision Workshop, along with City Council Members, Planning Commissioners, and others interested in future planning for the City. The workshops started with a brief overview of the evening's agenda, an explanation of the current Master Planning efforts, and a presentation of the role of Visioning in the Master Planning process. After this introduction, participants broke into groups based upon attendance, each of which discussed specific topics. The topics of discussion included the following: • Transportation • Natural/Historic Resources • Recreation • Downtown • Commercial and Industrial Uses City of Coldwater Adopted December 2002 45 �Community Goals and Objectives Planning Commissioners facilitated the small groups. Staff and consultants helped guide the discussion, while recording the participants' comments. The types of activities completed during this portion of the workshop included the following: • • Mapping and problem area identification . • Brainstorming and listing of ideas . • Discussion and clarification of ideas . • Voting and prioritization. After the group had voted, the larger group reconvened and each group facilitator presented the "Priority Vision Statements" from their group. All Visions statements generated that evening are included as Appendix to the Master Plan. II Overall, participants in the Visioning Workshops expressed vision statements that reflected a desire for continued enhancement to the residential and non-residential areas of the City. This included traffic improvements as well as improvements to the commercial and industrial development patterns. It is also clear that the City of Coldwater residents place great value on neighborhood character and the preservation of quality residential areas and parkland for the City, while acknowledging the return to the traditional styles of development. The second type of citizen input utilized during the Master Plan update process was that obtained during a public comment period. This included the opportunity to speak with residents and business owners throughout the City. Regular meetings were also held with the Planning Commission. The combined workshops and public comment periods helped to establish the Master Plan goals, objectives and policies, while identifying additional goals, objectives and policies. City of Coldwater Adopted December 2002 46 �II II • "• Community Goals and Objectives GOALS, OBJECTIVES AND POLICIES In terms relevant to community planning; goals, objectives and policies give the Master Plan the philosophical guidance it needs to address the present issues and advance plans into the future. They are defined as follows: Goals Overall broad statements that provide a focus for future discussions . Objectives Specific planning statements used to qualify and measure the goals and provide more detailed direction for planning efforts. Policies Very specific, action-oriented statements that would help achieve the goals and objectives. Policy statements provide justification to revise or draft new ordinances or regulations or finance specific capital improvements. I licoMMUNITY FACILITIES II II II II II II II II - GOAL:- 1 "'"<" Cify admblistrafu7e:::6ffi~e and 'in~~ttng To- provid; ilie m~Jo~ity ,~ - ~ -, , _·"'"J ac~t~!JYi!§Jrtt4~Ji~w C~!YJJ!I~p. , -,,,,\. -=, . .,,..! "'..:;,~ ·,,, ~;,__,,_,;~""' -~'"'° OBJECTIVE/ Support and endorse the new City Hall as the primary City administrative offices. fGOAL: -To p;ovide q.:ality~publi~-"~ei-vice~" and "c~~~Ti"t' iiiy' facilitie;u which -proD:tote the -public health; ,_ safety and · welfare and contribute to the '., w~~----·1..~_guq~tt of lif£J()r communi,!y members ..~ ,,-"' . ""- ___,,, ........-~"-·- _ " .,~ ' . )~ ~ ' , ,: OBJECTIVE/ Ensure the provision of quality services for the community. POLICIES 1. Ensure quality services and infrastructure are available to neighborhood areas such as road repair and refuse pick-up. 2. Ensure the stormwater management system 1s adequately maintained and supported by system users. City of Coldwater Adopted December 2002 47 �I I I I I I I I I I I I I I I I I I - Community Goals and Objectives 3. Regularly distribute information to residents and property owners on available City services. These could include pamphlets, CBPU TV Channel, newspaper. 4. Maintain a regular schedule of street maintenance. 5. Continue to explore and coordinate enhanced opportunities for shared services with Coldwater Township and Branch County. OBJECTIVE II Develop and maintain adequate public facilities for the City. POLICIES 1. Improve and maintain the physical condition of all City owned buildings by assessing conditions and establishing a five (5) year building improvement plan. 2. Continue sidewalk improvement and maintenance program. 3. Maintain existing public parking lots. OBJECTIVE/ To plan coordinated facilities to avoid duplication ofpublic investment. OBJECTIVE II To provide for future population growth potential. OBJECTIVE/ To adopt service areas and distance standards for the location ofpolice and fire facilities. City of Coldwater Adopted December 2002 48 �I I I I I I I I I I I I I I I I I I - Community Goals and Objectives POLICIES 1. Police and fire protection facilities shall be re-evaluated on a regular basis, as new development or annexation occurs to determine if modifications or additions to facilities are needed to keep pace with new developments. 2. Continue police and fire sponsored educational seminars. OBJECTIVE II To promote a public water system that will provide adequate fire fighting pressures. POLICIES 1. Police and fire-protection facilities shall be re-evaluated on a regular basis, as development occurs to determine if modifications or additions to facilities are needed to protect the health and welfare of the community. IIRECREATION FACILITIES i The City will continue to be served by community parks which provide a wide range of facilities, including active and passive recreation, competitive sports, facilities for children and adolescents, and picnic and nature study areas. The ideas set forth in this section are provided to set a vision for the future and establish actions and policies designed to reach that future vision. OBJECTIVE/ To provide recreation facilities and services that meet the needs of all components of the population including pre-school and elementary school children, teenagers, adults, the elderly, and the disabled. POLICIES 1. Design and install recreation facilities for the disabled handicapped in major community parks throughout the City. City of Coldwater Adopted December 2002 49 �'I I I I I I I I I I I I I I I I ~ Community Goals and Objectives 2. Plan recreation facilities in accordance with the multiple-use concept in which a City park provides a total recreation experience for an entire family. 3. Consider adopting policies and review criteria that will encourage new developments in the City to provide usable open space/parkland and to provide pedestrian links to the City's sidewalk and trail path system and community resources. 4. Encourage cooperation with the School District, library, civic organizations, leagues, business community and other non-profit groups in providing recreational facilities and programs. OBJECTIVE II To explore innovative fonding and resource allocation approaches. POLICIES I. Investigate the creation of a recreation gifts catalog, "Adopt-a-Park," "Friendsof-the-Park," trust funds, user fees, fund-raising committees, and tax deduction brochures. 2. Develop a gifts catalog that would identify various types of facilities that could be donated by individuals or organizations to the City. A gifts catalog could contain individual items such as a single tree or picnic table, as well as major improvements such as a ball field or a band shell. The gifts catalog would be distributed to all community organizations, homeowners associations and to major industries. 3. Cooperate with .Branch County, Coldwater Township, Branch County District Library, Coldwater Public Schools, and Kellogg Community College, in the planning and programming of recreation facilities to avoid unnecessary duplication and thus free resources for more efficient allocation. 4. Develop recreation facilities and programs based on a sound fiscal policy. Consider the use of volunteers, State and Federal grant programs, and other funding sources. 5. Intensify the use of volunteer personnel in recreation programs. The City could sponsor in-service training programs and workshops for volunteer personnel to develop skills in senior citizen programs, teenage programs, preschool programs, and programs for the disabled handicapped. City of Coldwater Adopted December 2002 50 �-I I I I Community Goals and Objectives 6. Improve the design of recreation facilities and equipment to reduce maintenance costs. 7. Continue writing grant applications as a means to fund identified recreation projects. OBJECTIVE III To provide recreation facilities which are designed so they not only provide recreation opportunities but also contribute to the aesthetic quality, historic preservation, and ecological balance of the City. POLICIES I 1. Utilize natural features (waterfront, topography, river, flood plains, etc.) for recreation facilities sites. I 2. Design parks to be compatible with the environment on and surrounding the sites. Distinctive natural features of park sites should be preserved wherever possible. The parks should be designed so they contribute to the aesthetic quality of the City. 3. Utilize existing structures of significant historic importance as part of recreational facilities. I I I I I I I I I I I OBJECTIVE IV To provide adequate park and recreation space as an integral part of each development (neighborhood, multiple-family, mobile home park, and industrial park). POLICIES 1. Encourage the preservation of open land areas as an integral part of any new residential development. 2. Develop standards for land donation. 3. Provide usable open space/parkland within developments, including industrial parks, and to provide pedestrian links to the City's' pedestrian trail and sidewalk system. City of Coldwater Adopted December 2002 51 JI �I I I I I I I I I I I I I I I I I I I Community Goals and Objectives OBJECTIVE VI To acquire land and facilities to meet the recreation needs of Coldwater. POLICIES 1. Acquire land along the Sauk River to provide a greenway trail system as a major community park to serve the entire southern portion of the City. 2. Explore acquisition of the railroad right-of-way for use as a bicycle, pedestrian, and nature trail. 3. Continue to require property owners to construct sidewalks in accordance with appropriate standards. 4. Implement the 1999 City of Coldwater Recreation Action Plan through grant applications and coordinated efforts with local vendors and volunteers. Coldwater City is fortunate that it is well-endowed with natural features including lakes, a river, wetlands, woodlands, rolling topography, and open spaces. These features are significant not only because of their strong appeal to residents, but also because they constitute a functioning ecosystem largely unspoiled by human activity. Preservation of these natural features should be a prevailing objective in all future development. OBJECTIVE/ To utilize the Zoning Ordinance to ensure that development will minimize disruption to valuable wetland areas. POLICIES 1. The Zoning Ordinance should be reviewed to ensure its compliance with State and Federal wetland protection requirements. City of Coldwater Adopted December 2002 52 �'I I I I I I I I I I I I I I I I I I Community Goals and Objectives OBJECTIVE II To utilize progressive stormwater management and erosion control techniques to ensure that development will not adversely impact natural resources and surrounding property. POLICIES I. Stormwater management and soil erosion control techniques should be reevaluated to ensure its compliance with State and Federal Stormwater Management requirements. OBJECTIVE III Enforce mature woodland protection in order to minimize tree loss and disruption of valuable wooded areas. OBJECTIVE V Minimize pollution and preserve the Sauk River, lakes, and watershed areas of the City. POLICIES 1. Areas around existing lakes should be used for low-density single-family and open space residential uses. 2. Prevent pollution or siltation of lakes and the Sauk River by managing controlling drainage through the use of City ordinances I lmsToruc PRESERVATION •,,:f bf :~~~ encourage -.the ~;es~rvation the: e1ij;s historic'. ~aracter · "~preserving or restoring historically significant properties, as well ~s: '-·""'"....._~_,,,__,_._;-1:i,,.1!:fOID(__)t!Pg ieJY dev~~l'?P..~11-t COll!}?!}t!ble~w!Q:1_-~!t~ exisfi!!g ~~¥_acter. OBJECTIVE/ To preserve the inherent architectural character of individual historic architectural resources throughout the City. City of Coldwater Adopted December 2002 53 'JI �I I I I I I I I I I I I I I I I I I I Community Goals and Objectives POLICIES 1. Recognize the need to seek alternate uses for structures that are no longer suitable for their original purpose. 2. Continue with local historic district studies for the purpose of identifying historic and architectural resources and creating methods of assuring their preservation. 3. Where possible, name new streets and developments with names associated with the City's historic past. 4. Continue preservation efforts to restore and maintain important historical structures which need immediate attention, such as the Tibbits Opera House. 5. Work with State and local historic preservation groups to identify pressing resources. 6. Continue to encourage development of an architectural theme and design continuity which complements historical structures. OBJECTIVE II Encourage the rehabilitation of historic structures. 1. Consider strategies to permit flexibility to help facilitate the rehabilitation of upper stories for loft housing. 2. Evaluate feasibility of allowing structures to be re-used as apartments to facilitate the rehabilitation of historic structures (i.e. carriage houses converted into studio apartments). 3. Promote Coldwater Historic Preservation competitions and awards. 4. Recruit developers for loft redevelopment and mixed use adaptive reuses of vacant structures. City of Coldwater Adopted December 2002 54 �I I I Community Goals and Objectives IITRANSPORTATION AND TRAFFIC I I I I I I I I I I OBJECTIVE/ Create a balanced and diversified transportation network. POLICIES 1. New commercial developments along US-12 shall be accompanied with roadway or driveway improvements to support the growth. 2. Encourage the MDOT Michigan Department of Transportation to limit truck traffic and reduce speed on US-12. 3. Improve problem intersections, including the addition of turning lanes, to ensure proper turning movements for safety and efficiency. 4. Explore the development of a roundabout or rotary at a problem intersection. 5. Correct or avoid hazardous and unsafe areas by improving street alignments. OBJECTIVE II To improve the aesthetics of thoroughfare approaches to the City. POLICIES I 1. I Encourage Corridor and Gateway Plans and explore the development of a boulevard or other options along US-12 within the CBD. 2. Encourage the improvement of signage entering the city. I I I I OBJECTIVE III To adopt a system of road and street classifications. City of Coldwater Adopted December 2002 55 II �I I Community Goals and Objectives POLICIES I 1. Transportation system planning in Coldwater should be based on a functional hierarchy of road types compatible with the Branch County system. I 2. Local streets or roads should serve as access to abutting properties. 3. Collector roads should gather vehicle trips from local streets and feed them to major thoroughfares or trunk lines. 4. Major thoroughfares should carry traffic through the City and/or gather vehicle trips from local and collector streets and feed them to US-12 or I-69. 5. State and regional highways should have adequate capacity to serve "through" traffic as well as provide commercial and industrial land access. I I I I I I I I I I I I I I I OBJECTIVE IV To encourage improved roadway aesthetics. POLICIES 1. Roadways should be visually pleasing to motorists, pedestrians, and persons who view the roads from adjoining land. 2. Frontage along roads should be extensively landscaped. 3. The construction of boulevards or parkways should be encouraged. 4. Commercial and industrial uses should be encouraged to maintain entrances and exits onto major thoroughfares in an attractive manner. 5. The proliferation of signs should be prohibited along roadways, and attractive signs should be encouraged, especially along US-12. 6. Pursue Traffic Enhancement Act (TEA-21) funding for roadway landscaping projects. 7. Review greenbelt landscaping standards along roadways and ensure quality landscape treatments for commercial and industrial areas. 8. Pursue Michigan Department of Transportation grants and other grant sources. City of Coldwater Adopted December 2002 56 �I I I I I I I I I I I I r I I I I I I Community Goals and Objectives OBJECTIVEV To strive toward a balanced relationship between the transportation system and the overall land use pattern. POLICIES 1. There should be an adequate number of each type of road with the appropriate carrying capacity to serve the City's land use pattern. 2. Alternative development proposals should be analyzed to determine the amount of traffic that will be generated and how the increased traffic will affect the transportation system. 3. Adequate road improvements shall be planned prior to the approval of new commercial and residential developments. OBJECTIVE VI To reduce or limit conflicts between land use and traffic wherever possible. POLICIES 1. The City should encourage the installation and use of service drives, connector drives or "cut through" for an access between adjacent properties along commercial corridors. 2. The number of curb cuts to commercial properties should be limited. 3. Spacing betweeQ. curb cuts should be of distance to avoid conflicts in turning movements. 4. An access management ordinance should be explored, in order to control excessive curb cuts and hazardous turning movements. 5. Improve the efficiency and safety of roadways near public schools. r~~1:. ti. .::J~ ~ ;;., . OBJECTIVE/ To continue to require installation ofsidewalks in conjunction with all new development. City of Coldwater Adopted December 2002 57 �I I Community Goals and Objectives POLICIES I 1. Sidewalks shall be constructed in accordance with a/the City Sidewalk Master Plan. OBJECTIVE II To consider public initiative to install obtain sidewalks in areas that are already built-up. POLICIES 1. I I I I I I I I I I Grant applications should be submitted as a means to fund sidewalk construction on public land and / or in areas already built-out but lacking such a system. II RESIDENTIAL AREAS wxt'! ~":··:~wr~mph~h7 and -, ~eigthen'7tiie}sfugle-faiifily~-Min7~raciei= ':'~ d , : r ~" · . varleti- '. ' neighborhood 'atmosphere· of the City, while also·~providing}or.'a , -' -.s.o f new1 iii ~- u~lity h~us~g types and protectin~ t1te naµrral featur~~ of ·::t. :~~ft~i~ ~!tr!M,, ' ~~w-~ ~~d~~!:~~~-·-~--'~~~~1~~,.~ - : ·ff=~f~~l:.~~:!_~ L- OBJECTIVE/ To maintain and enhance the residential character of existing neighborhoods. POLICIES 1. Encourage self-initiative in upgrading, improving and maintaining property. 2. Initiate housing rehabilitation and neighborhood revitalization efforts m appropriate areas. 3. Continue to work with homeowners and appropriate agencies to identify and implement needed capital improvements in residential areas. 4. Carefully monitor areas where residential uses are located adjacent to industrial or commercial uses, so that timely safeguards against blight can be initiated, if necessary. I I f:; -~- City of Coldwater Adopted December 2002 58 �Community Goals and Objectives 5. Provide a transitional zone between intensive commercial uses and residential uses to ensure assure protection of existing neighborhoods. 6. Follow a policy of stringent code enforcement in all residential areas. 7. Rehabilitate or remove blighted residential structures. OBJECTIVE II To provide for the development of new, high quality single-family residential growth at varying densities. POLICIES I I I I I I I 1. Residential development should be permitted in accordance with the ability to provide necessary public services, including public water and sanitary sewer services, road construction and maintenance, police and fire services, and governmental administrative services. 2. New residential developments shall be designed to be compatible with the natural features of the site. Significant topographic features, tree stands, wetlands, and other important natural features should be preserved intact wherever possible. 3. Promote quality housing, regardless of type, at moderate and high densities to maintain the suburban/urban character of the community. 4. Evaluate the remaining undeveloped multiple family residential parcels and/or evaluate the future land use designation on such parcels. 5. Maintain an appropriate balance of small lots and larger square footage lots while also ensuring open space and areas of suburban character. OBJECTIVE III To provide appropriate areas for housing other than conventional single-family homes. POLICIES I 1. Limit the location of multiple family areas to sites with access to maJor thoroughfares so that use intensities and traffic demands are compatible. I I I 2. Provide incentives for the construction of senior housing complexes within residential neighborhoods. City of Coldwater Adopted December 2002 59 J �I Community Goals and Objectives I 3. I I OBJECTIVE IV To encourage the use of land in accordance with its character and adaptability through the use of innovative planning techniques that will result in substantial benefit to future residents and to the City. I I I I I I I I I I I I I I I Encourage alternative housing styles other than multiple-family, which includes "empty nest", condominiums and attached single family dwellings. POLICIES 1. Innovative techniques should effectively implement the goals set forth in the Master Plan, especially in preserving the City's natural features. 2. Alternative residential developments must result in substantial benefit to the future residents and to the City that exceed those accomplished under conventional methods. 3. Such development should enhance the quality of life in residential areas and provide readily available recreation and shopping opportunities. 4. Assure that compatibility with neighboring properties will be maintained. 5. Consider programs such as purchase, donation or transfer of development rights, conservation easements, and scenic easements as a tool to maintain parcels with significant natural resources. loFFICE AREAS tha{ will ha;e limited linp';ct' beyond the sites and which are intended to .serve .ne~rby residences b'f!~iness,es~~: ,. ' k;..., "-' " • ~ ,,,_,_ -·· ,,. •. . . _J;;; :GOAL: .,-Th- provid; ~xclu~iv~ai-;'1~;·;iri~e uses ~ • ~- · - :t ,y - or; OBJECTIVE/ To set aside areas in the City for General Offices which will serve as areas of transition between residential and non-residential uses. POLICIES 1. Establish standards that will provide landscaped settings for office uses as areas of transition. City of Coldwater Adopted December 2002 60 �I I I I I I Community Goals and Objectives Limit uses in these office areas to those that will provide services to the residents or businesses of surrounding areas. 3. Establish standards for development that will permit the utilization of relatively small parcels for the purposes intended. OBJECTIVE II To provide for the utilization office uses when single-family residential use is not reasonable because of existing conditions and as an alternative to strip commercial development. POLICIES I I I I I I I I I 2. ~,,.,,_,,.-,,--g- 1. Limit the supply of land planned for such office use to an amount that will not outstrip the demand for such office uses in the foreseeable future. 2. Strategically plan such office use areas where residential uses are not reasonable. ~ ~-- ~~ffl~:<-r«<+».t: :·· · __ · - ~ •. - - ~"~:°"> '"'""' ,. "'~' ~",q""" .,,,,.. ,., ,.. r""' , ;,~ · - •~· ' ~'~~~:~,~-- n..- ~•:()l i~(:),1\.L: ~ - J 11Wo provi' •sites :1:for'"Reseavclf 7 and Deve,~()pmeilC _uses\:' tliat <arej : ·v,i ' . . ' -1 - ;,. '''characteriz~d by buildings in which people are;einployed 'in'.-tictivities,;that , , ·,. ',, art of a tecl,mical research nature, or ar,e profes~ional ac~,vities ~eluding; ~ '• ~~i~ft-~£1.i~ n-~~a.J -t t~,inJn·g• ·~«t~~~aqo,i:_.~ ' .:~~ -~~ ~ • %, . • • an~ ,' ~ - ~ L .• . " • -~ ·H< ili OBJECTIVE I To continue to allocate areas in the City which would be suitable for the development of high-technology office or research facilities. POLICIES 1. Locate Research and Development areas on lands that have direct access to major thoroughfares or collector streets. 2. Encourage establishment of Research and Development in appropriate areas in the City. 3. Require well-landscaped settings and encourage attractive buildings to establish an area identity that will be appealing to signature and single tenant buildings. 4. Promote the existing industrial parks for office and research related facilities. City of Coldwater Adopted December 2002 61 �Community Goals and Objectives OBJECTIVE II To place Research and Development uses in close proximity to existing industrial uses to provide space for activities that are ancillary to or supportive of the industrial uses. POLICIES 1. Locate Research and Development uses at the fringe or edge of industrial use areas to act as a transition to other, nearby, less-intense uses or to natural features. 2. Site Research and Development offices in that portion of the City where vehicular access is good, with reasonable access to the 1-69 freeway. COMMERCIAL AREAS F ,o;,·•''"!" Ill.»~& · · · - . .. --~~~,.,e<~:: .-wo.<!!t.~~•L.!1" ,-,,,_,,_..,,,....,,""""""""~= ff'b J!rnyide for,a prop~tl?l!J!Jjse,;~~1~tJ;_ib~!io~ of,~,9!mJI~r~!?t us~_s.~ "• .,u&;,!;,rna,,, ......,,,;p,,;;,'-<:~.>:~,..j;;~'·><-•"';'."~ lG9~::.~ ~ ·'" ~~+.t«_, ~~ nw:• ~~- 1~.1'.>ro~~~.~~- ·.-~•·,t~,;;,;: . ' OBJECTIVE/ To strictly limit the location of commercial uses to protect the health, safety and welfare of businesses and their patrons. POLICIES 1. Commercial areas should be restricted to limited locations within the Central Business District (CBD), along US-12, and centralized locations along Division and Clay Streets that will serve expected needs in the years ahead. 2. Commercial development should not be encouraged in the City at the expense of the Central Business District. The community's retail and service needs can best be served through the coordinated growth and development of both the City's commercial corridors and the CBD. 3. The future allocation of commercial land in Coldwater City should be based on the shopping needs of City residents. Except for the CBD and the I-69 Interchange area, Coldwater commercial sectors should not be intended to serve regional markets. City of Coldwater Adopted December 2002 62 �Community Goals and Objectives OBJECTIVE II To encourage the development of compact commercial use areas rather than have strip development along major thoroughfares in a haphazard fashion or as spot developments intruding into residential areas. It appears that sufficient commercial land is available to meet the demands of the existing and projected population within the trade area. POLICIES 1. Develop design guidelines to encourage quality design and architecture. 2. Promote shared service drives to minimize the number of curb cuts along major roadways. 3. Promote a system of centralized and defined commercial centers with design guidelines consistent with the historic architecture incorporated into the Zoning Ordinance, and utilize innovative strategies to promote quality development. 4. Promote coordinated design concepts. OBJECTIVE Ill To provide for compatible land use relationships between commercial and other uses. POLICIES 1. Placement of commercial uses next to residential areas should be avoided unless sufficient buffering is provided as much as possible. 2. Proper screening regulations of commercial uses from other uses should be incorporated into the Zoning Ordinance. 3. Promote non-intrusive lighting from commercial sites. OBJECTIVE IV To distinguish, by location and type, the various commercial uses (Convenience, Comparison, General) in specific zoning districts where supported by existing or projected City population. POLICIES 1. Commercial land in Coldwater City must be allocated efficiently to uses that fulfill the essential needs of residents. City of Coldwater Adopted December 2002 63 �Community Goals and Objectives 2. City officials should work with developers to recruit retail establishments for which residents have expressed a need. 3. The City should use any available market analysis to be aware of commercial uses for which the demand has already been met. 4. Allow the development of quality non-drive-thru restaurants to serve City residents. OBJECTIVE/ To encourage the use of landscaping and setbacks to delineate drives, direct vehicular movement, and provide sufficient stacking space in entranceways. These are effective means of improving safety while enhancing the aesthetic value and desirability of businesses. POLICIES 1. Consider development of a corridor plan for each of the major gateway roads into the City that would coordinate land use and traffic. The plans will also be coordinated with the Michigan Department of Transportation (MDOT) or the Branch County Road Commission, in accordance with guidelines for traffic management, land use, landscaping, etc. OBJECTIVE/ To encourage the design and layout of commercial uses in Coldwater that reflects thorough and careful analysis of the site and creative efforts to improve aesthetics. POLICIES 1. Architecture should be clean and uncluttered. 2. Signs must adhere to the City Sign Ordinance. 3. Parking, loading and storage areas should be landscaped and screened in order to provide visual relief from large paved areas and unsightly activities. Loading areas shall be located in the rear area of sites, and not along right-of-ways. City of Coldwater Adopted December 2002 64 �I I I I I I I I I I I I I I I I I I I Community Goals and Objectives 4. Landscaping and setbacks should convey a sense of compatibility with natural features. 5. Fencing and walls must conform to the City Zoning Ordinance and also should be architecturally compatible with the surrounding land uses. OBJECTIVE II To closely monitor and stringently enforce building, zoning, and maintenance codes in commercial areas. POLICIES 1. Buildings, signage, landscaping or parking areas that are deteriorating should be renovated or repaired on a timely basis. 2. Changes in business use in existing buildings should be monitored to be certain that new uses are in compliance with City building and zoning codes. INDUSTRIAL AREAS fGOAt-;-'-"~}r~~T~ r ~'fi>~indiisfri~if ·dev~lci'imi~'it-1i ~ r m~imer•'ihi'f'incre"ases~th.€ . · ; '". ., community:'~·tax base, results in prt>per land "use.'relati~nships~· and does .-·JlOt neg~!i~~!y;i.mp_act th~£nyironipfillt,_,,_,_....,_,,___ . --~· ~- __ _ OBJECTIVE/ To maximize the use of available transportation (rail and highway) in the location of industrial areas. POLICIES 1. Future industrial development should be confined to the designated areas in the southwest, northeast and southeast areas of the City where an industrial base has already been established. 2. Promote the existing technology park area for industrial, office and research related uses within an attractive industrial campus. City of Coldwater Adopted December 2002 65 �I I I I I I I I I I I I I I I I I I I Community Goals and Objectives OBJECTIVE II To minimize the negative impacts of industrial areas on non-industrial areas and on the environment. POLICIES 1. Concentrate industrial uses in suitable locations to protect residential uses. 2. Other land uses should be physically and visually protected from the intrusion of industrial land use. 3. Codes and regulations applicable to industrial areas must be strictly enforced in Coldwater, including close monitoring of industries that may be using or storing hazardous chemicals or toxic materials. 4. Promote non-intrusive lighting. OBJECTIVE III To provide a balanced industrial development strategy to achieve environmental compatibility and maintain the neighborhood character of the City. POLICIES 1. Industrial growth strengthens the tax base and increases employment opportunities. A balance should be achieved between these economic benefits and the amount of industry that is compatible with the City's environmental objectives and overall future development pattern. 2. The pace and type of industrial development should be monitored so that it is in keeping with the City's overriding goals for preservation of the natural environment and resources, and protection of its residential areas. 3. Light manufacturing and research firms would be best suited to Coldwater. Such firms generally produce low levels of waste, noise and traffic, as well as less air and water pollution. 4. Future industrial development should be permitted only in accordance with the ability to provide required utilities and public services, including public water and sanitary sewer services, adequate road construction and maintenance, police and fire protection and a tax base to allow for adequate general municipal administrative and regulatory services. City of Coldwater Adopted December 2002 66 �Community Goals and Objectives <'/'!:'. ~~, ""'l:"'t"'i -, ',',' ~ "' ¥ : "-1Ml"!J"•'<,',:~•~·-, . ··•;· Y,;fi ., * ~\ -"'~ ·:•~·,w ...... i?'g''h:"'::r'.' '!::':i¾~-· . ~- T ~-~--·,,?nt:i· .,,.,_ ·u:~-r!':·• -mo .strivt for high·.standards of designifor ;industrial develo'pm~iit,in tlif: '}'# ; .. Qty. --~~ - , • ffe ·'"'· • -!-~. • • •<": .• ·* . ¥ ..: ~t ·,, . ~ !t~'"': OBJECTIVE I To create industrial areas which are well-served by infrastructure, are efficiently served by transportation facilities and are as attractive as can be attained in an industrial district. POLICIES 1. Industrial buildings that are attractive and of substantial construction are encouraged. 2. Significant landscape treatment of the yards of industrial developments should be required. 3. Screening the view of materials storage, loading areas and trash receptacles from public roads and from nearby non-industrial land use areas will be required. Loading areas shall be located in the rear area of sites and not adjacent to right-of-ways. I licENTRAL BUSINESS DISTRICT t · •» ··,--~ _._.,,·,:=~- . ", _.,. . ·. 11:r..•""=!<"~ ,.. _,,,,,,... "''.' -•'.F'"'r>''- .., '\--: ·;:1 ;,,-~-~, ~-• ... -~·>::1«· *-'·"' · ,,."'1~ -~.....,,.-.;'.''''>'"'(''-''""'-••t-· ,; _f.;'it'' ~ .,,,. /&I"! 'Vl-f" _ ,,. •ra=~---<'-'!•~~ ·· L@A!,~ ~ .. ·,. "1\f@intf!i!J'"a:nd eitC!)1!J'age ~ tht!Vnt,g C~tr~I_B!!SlJ!ess Distr.i~J (~~Q)~ :,.~ 0 , OBJECTIVE I Enhance the physical appearance of the CBD. POLICIES 1. Focus energies in creating more civic spaces downtown. Those participating encourage the addition of more green space in private and public investment. 2. Continued and on-going programs to maintain downtown's existing infrastructure are needed. This includes annual efforts to plant and maintain flowers as well as providing trash cans and weed killing efforts. Include actual parking facilities cleaned, striped and lighting. 3. Attention should be paid to the east and west of downtown. As a critical point of entry, this area needs and deserves the sort of streetscapes improvements implemented elsewhere. City of Coldwater Adopted December 2002 67 �Community Goals and Objectives 4. Maintain low interest loan programs to facilitate fa<;ade improvements. 5. Upgrade surface parking lots by adding knee walls and landscaping to screen lots from the street. 6. Historic and consistent s1gnage requirements for the downtown should be considered. OBJECTIVE II Attract businesses and facilitate housing opportunities. POLICIES 1. Encourage uses that will create destination retail, restaurant, and entertainment uses while discouraging large scale discount retail. 2. Promote loft redevelopment with an annual loft tour to attract CBD residents and create incentives to redevelop vacant structures. 3. Concentrate efforts into putting upper floors back into use. Assistance should be made available to make re-use financially viable. A model project might be considered to help inspire building owners to the potential. 4. Promote the CBD as a destination point. This is both a marketing and development strategy. Downtown Coldwater should market its historic ambiance, cultural attractions, and work to add more through infrastructure and business recruitment. OBJECTIVE III Promote visitor and pedestrian friendly environment and enhance orientation. POLICIES 1. Promote family participation downtown. children and senior citizens. 2. Explore development of a Children's Museum. In addition a new playground may be considered. Educational programs for seniors might be introduced at existing venues like the Tibbits. Opportunities to collaborate with area schools and agencies on aging on this issue should be investigated. City of Coldwater Adopted December 2002 68 Expand day-time activities for �Community Goals and Objectives 3. Expand events. An extensive year-round calendar of downtown events should be continued and expanded upon. Unique opportunities should be pursued. The Farmer's Market and the on-going activities of the Tibbits Opera House are examples of innovational approaches. 4. Provide public bathrooms downtown. City of Coldwater Adopted December 2002 69 �Master Land Use Plan MASTER LAND USE PLAN The Master Land Use Plan presented on the following pages illustrates the proposed physical arrangements of land use for the Coldwater. The Master Land Use Plan serves to translate community goals and objectives into a narrative and graphic illustration. It is based largely upon the existing land use, current zoning, and the desires of the residents of the City of Coldwater as expressed in the visioning workshops which were conducted to solicit public input. The plan is prepared to serve as a policy for the City regarding land use issues, land use decisions, investments in public improvements and future zoning decisions. The plan is intended 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, while fostering development and redevelopment where needed. The Master Land Use Plan is based upon comments and opinions gathered during the planning process including numerous meetings and workshops with the City Planning Commission and City staff, in conjunction with the community input. To this extent, it reflects general policy toward development and redevelopment within the City. The Master Land Use Plan is based on a number ofland use factors. These factors include: • Community Goals, Objectives and Strategies • Economic Outlooks • Citizen Opinion and Input • Socio-Economic Considerations • Existing Land Use • Traffic and Circulation • Existing Zoning • Utilities • Existing Plans • Compatible Uses • Population Projections and Characteristics Master Plan Land Use Categories In consideration of land use factors, various land use categories can be established. The proposed land use categories were developed to create a long term plan for the development and redevelopment of the City of Coldwater. The following provides a brief description of the planned land use categories which are proposed for the City of Coldwater Master Land Use Plan. City of Coldwater Adopted December 2002 70 :.I �Master Land Use Plan Single-Family Estate Residential (Zoning A-A) This area is designed to provide an environment of predominantly lower-density, singlefamily detached dwellings, along with other related facilities such as parks and schools. Single-family lots should be developed at a minimum lot size not less than thirty-five thousand (35,000) square feet. Single-Family Large Lot Residential (Zoning R-2) This area is designed to provide an environment of predominantly larger urban lot singlefamily detached dwellings, along with other related facilities such as parks and schools. Single-family lots should be developed at density no less than twelve thousand (12,000) square feet. Traditional Lakefront Residential (Zoning R-3) Intended to permit a limited mix of detached single-family dwellings in an area possessing an orientation to the lakes area and both seasonal as well as permanent dwelling unit types. Single-Family Urban Residential (Zoning A-1) This area is designed to provide an environment of predominantly medium density urban lot single-family detached dwellings, along with other related facilities such as parks and schools. Single-family lots should be developed at minimum lot size no less than seven thousand eight hundred (7,800) square feet. One and Two-family Residential (Zoning A-2) This area is intended to provide a transitional residential area between single-family residential as described above and more intensive residential land uses. Two-family residences should be developed at minimum lot size of eight thousand six hundred (8,600) square feet. Minimum lot size for single-family homes should have minimum lot size of six thousand-six hundred (6,600) square feet. Two-family structures should be designed to be compatible with the existing character of the area. City of Coldwater Adopted December 2002 71 �Master Land Use Plan II Multiple Family Residential (Zoning A-3) Land areas in which three (3) or more dwelling units are located within a residential structure. This category includes apartments, condominiums, townhouses, and mobile home parks. Multiple family residential developments can generate significant amounts of traffic and therefore should be adjacent or nearby major thoroughfares. This area can serve as a transitional use between lower and density residential areas and higher density residential or commercial areas. Both single-family and two-family residential uses could be permitted in this district. Multiple family housing should be compatible with nearby single and twofamily housing. Planned Unit Development (Zoning PUD) Intended for compatible combination of residential and public uses. Minimum Project area: ten (10) acres Office Service (Zoning OS) Office use for personal, administrative and professional type services, including their related parking and alleyways. Neighborhood Commercial (Zoning C-1 and C-3) Intended to provide opportunities for local services and convenience shopping establishments for the day to day needs of the surrounding neighborhoods. Neighborhood commercial should not include intensive highway commercial related uses. Protection of the abutting and surrounding residential land use is important. Uses that would create hazards, offensive or loud noises, vibration, smoke; glare; large truck traffic; high traffic volumes or late hours of operation should be limited. Central Business District (Zoning C-2) The land area intended to be the business core of the City. The "CBD" typically contains retail, office, governmental, church, and other social agency facilities. These uses are characteristically concentrated along the street frontage and do not provide for much, if any, off-street parking. This area promotes uses which would provide convenient pedestrian shopping along a continuous retail frontage. City of Coldwater Adopted December 2002 72 II �Master Land Use Plan Highway Commercial (Zoning C-4) Intended to meet the needs of highway oriented business requiring high visibility, relatively large land area, and outdoor display areas. The uses within this area are auto dependent and benefit from the exposure of high traffic volume thoroughfares. Research and Development (Zoning D-1) This area is intended to primarily accommodate lighter industrial activities whose external and physical effects are restricted to the immediate area having only a minimal effect on the surrounding areas and uses. This designation is located to permit the manufacturing, compounding, processing, packaging, and assembly of finished or semi-finished products from previously prepared materials. General Industrial District (Zoning D-2) This area is intended to provide locations for general or heavy industrial activities such as those which involve the use of heavy machinery, extensive amounts of contiguous land, service by railroad lines or major thoroughfares, processing of chemicals or raw materials, assembly, generation of industrial waste, noise, odor, or traffic problems. These uses require service by larger trucks. These uses should be adequately screened and buffered from adjacent less intensive uses. Recreation/Conservation/Public (No Current Zoning Designation) This area includes existing parks and recreation areas. It also includes government service buildings such as City Hall and DPW uses. Additionally, it includes school facilities. River Preservation Greenway (No Current Zoning Designation) This designation was created in order to preserve the frontage of the Sauk River frontage for both environmental reasons, and to allow the future and continuing development of a contiguous greenway system along the Sauk River. Redevelopment of river frontage parcels should highlight the frontage portion and utilize it as a site amenity. Access easements should be obtained as parcels get redeveloped and existing landowners should be encouraged to donate easements. City of Coldwater Adopted December 2002 73 �I I I I I I I I I I Master Land Use Plan Exact width will need to be determined parcel, by parcel, as areas of steep slopes may need a wider easement to accommodate the developments of future bike paths, walking trail or a boardwalk. Uses along the Sauk River have large setbacks from the river in order to protect the natural integrity. Linkages across the river will be encouraged. I I I I I I I I City of Coldwater Adopted December 2002 74 �CITY OF COLDWATER MICHIGAN INSERT P.A. 425 INSERT SCALE JS l/5X • •I • RIGJNAL SCALE INSERT A-A INSERT SCALE IS 2X ORIGINAL SCALE •I I •I I I I I I February 5, 2003 FUTURE LAND USE LEGEND Single Family Estate Residential Single Family Large Lot Residential Traditional Lakefront Residential Single Family Urban Residential One & Two Family Residential Mulitiple Family Residential - c=J Planned Unit Development Office Service Neighborhood Commercial Central Business District -- c =J c =J Highway Commercial Research and Development General Industrial District Recreation/Conservation/Public/Schools River Preservation Greenway City of Coldwater Branch County, Michigan •- d ' c,.,;;;;,wom::, A,oo:.,., Inc Community Planners & Landscape Architects II i~JI Ann Arbor, Michigan ~ �Ill -I I I I Target Areas TARGET AREAS The Coldwater Master Plan contains two (2) levels of recommendations. The first level is the Goals, Objectives and Policies section, which is comprised of City-wide recommendations. The next level is the Target Areas, which contain additional recommendations for each individual City Ward and the Downtown. The following is a discussion of the Downtown and the four (4) Wards of the City of Coldwater. Existing land uses, issue identification and land use recommendations are suggested for each. Coldwater Community Goals, Objectives and Polices I I I I I r I I I Target Areas a r d 0 a r d T n w City of Coldwater Adopted December 2002 a r ll t 0 d T h r e 76 a r d F 0 u �I I Target Areas 1. Ward One Issue Identification The relevant general issues for Ward One are summarized in the table and more specifically in the description below: ISSUES f, --~- ·-. _,,..,.,_ lTransportation/C_µ-C!ulation ... - i : . . . , ; . ~..• ~ - ~"""' Environmental/Riverfront Economic Revitalization ~-·~·- ~.. . t-~-~ Vulnerable· Land Uses ,,.....,~,-.~-. ;:, _ ,., ~ mt'.~~ . Aesthetics/Image ~"'.'."?;-" ~,,,,..,..,.,,~,,,-~ , Relation to Downtown Specific issues that are unique to Ward One are the following: ., Aesthetics/Image Tree Preservation Mobile Home Park Adaptive Re-Use of Creamery K-Mart Building Midwest Foundry Code Enforcement Rental Uses Historic Image Chicago Street Gateway Clay Street Gateway ., Economic Revitalization K-Mart Building Midwest Foundry Adaptive Re-Use of Creamery Chicago Street Gateway Clay Street Gateway ., Vulnerable Land Uses/Land Use Conflicts Mobile Home Park Adaptive Re-Use of Creamery Chicago Street Gateway Clay Street Gateway City of Coldwater Adopted December 2002 77 �-I I Target Areas 2. Issue Identification The relevant general issues for Ward Two are summarized in the table and more specifically in the description below: ISSUES I I I F"'-· - - - - '. Transportation/Circulation - ~ • P c ·9%'fi 1/o "f'w:::FYW -~~~ Transportation/Truck Impact Environmental/Riverfront _ , , , , • , ~ • - • • • .., ' A ~ and Use Conflicts I "-~ Ward Two . µ.~. ' • - , · "'~ .: . "'"'"""- ·-···- •-·-" Economic Revitalization lVulnerableL ~dU~ ~ "' , ... ,· . ~ & ~ - o k ~ ~ ; J r , . ...,_;~ Aesthetics/Image . Specific issues that are unique to Ward Two are the following: v Vulnerable Land Uses v Transportation/Circulation MarshaWState Streets Gateway at Marshall and State Market Industrial Park Strip Development Chicago Street Gateway Marshall Street Gateway v Land Use Conflicts Maintain good mix of land uses Gateway at Marshall and State Strip Development Chicago Street Gateway v v Aesthetics/Image Gateway at Marshall and State Maintain good mix of land uses Market Industrial Park Strip Development Historic Image Chicago Street Gateway Marshall Street Gateway Economic Revitalization Gateway at Marshall and State Maintain good mix of land uses Market Industrial Park Chicago Street Gateway Marshall Street Gateway City of Coldwater Adopted December 2002 v 78 Relation to Downtown Gateway at Marshall and State Maintain good mix of land uses Strip Development Chicago Street Gateway Marshall Street Gateway �~ II II II II II II II Target Areas 3. Ward Three Issue Identification The relevant general issues for Ward Three are summarized in the table and more specifically in the description below: ISSUES Transportation/Truck hnpact Environmental/Riverfront Economic Revitalization Aesthetics/hnage II • • • Specific issues that are unique to Ward Three are the following: .; Land Use Conflicts Old Federal Mogul Factory Chicago Street Gateway Marshall Street Gateway .; Vulnerable Land Use Pilot Knob/Lake Areas Old US-12 Historic Bridge Investigate Options/Pedestrian Usage Chicago Street Gateway Marshall Street Gateway .; Economic Revitalization Complete development ofNorthshore · and Arrowhead Chicago Street Gateway Marshall Street Gateway .; Aesthetics/Image Cemetery/Northern lake frontage Historic Image Chicago Street Gateway Marshall Street Gateway City of Coldwater Adopted December 2002 79 �• "I II II II II -II II -II II Target Areas 4. Ward Four Issue Identification The relevant general issues for Ward Four are summarized in the table and more specifically in the description below: ISSUES .Transpoqation/Circulation . ----=-~· '....: . ._...~ Transportation/Truck Impact ~~· ::: ~-,~:~?"'"'~~~ Environmental/Contamination .. , ,,,_ Environmental/Riverfront Aesthetics/Image ,.,..,,.,__,....,,_ J , ~ ';I-;- -:~~~; ~; '9,8'~ Relation to Downtown Specific issues that are unique to Ward Four are the following: .; Transportation/Circulation Chicago Street Gateway .; Vulnerable Land Uses Preservation of historic homes .; Transportation/Truck Impact Chicago Street Gateway .; Aesthetics/Image Preservation of historic homes Industrial vacancies Chicago Street Gateway Clay Street Gateway .; Environmental/Riverfront Recreation/Open Space Continuation of linear park system Develop alternatives to AASHTO standards .; Relation to Downtown Preservation of historic homes .; Land Use Conflicts .; Economic Revitalization Improve and maintain aesthetics Improve business facades Preservation of historic homes Industrial vacancies Renovate Cemetery Chapel Chicago Street Gateway Clay Street Gateway City of Coldwater Adopted December 2002 80 �"~ ~ "" "JI ~ ~ ~ "" " " ~ Target Areas 5. Downtown Issue Identification The City Council approved and adopted the original Downtown Revitalization and Tax Increment Financing Plan on October 10, 1983. The plan has been amended by the City Council on December 26, 1989, April 12, 1993, May 9, 1994, January 13, 1997 and April 12, 1999. While a number of the projects listed in the original plan and in amendments have been achieved, the City of Coldwater Downtown Development Authority in cooperation with the City has identified a number of future development projects which will improve the Downtown. The Downtown Development Authority emphasizes that any amendment to the Downtown Revitalization Plan does not expand or in any way change the boundaries of the Development area. Completion of the projects included in this plan is proposed to be in 2032. This sixth amendment does not replace earlier amendments, but serves in addition to the projects identified earlier by the Authority. SUMMARY OF PROJECTS Streetscape Improvements Sidewalks, curbs, street lighting and street amenities - Throughout downtown, new curbs, sidewalk and street amenities are needed. These improvements can be undertaken one (1) block at a time or in a large project funded by the issuance of bonds, or through other borrowing. Streetscapes design on the west and east ends of Chicago should include grassy area tree lawns, if possible. Pedestrian Way -The Pedestrian Way is designed to utilize and enhance the parking at the rear of Coldwater businesses, while connecting shoppers with parking and park amenities. This development can be completed in a block by block fashion, or through a larger, bonded project. Pedestrian Signage - Creation of a way finding program for the entire downtown will greatly enhance the other improvements. These pedestrian signs would be located throughout downtown detailing the locations of important civic and/or private institutions and attractions. Entryway Improvements - The entry points to downtown need focus in terms of signage as well as amenities. Medians - Chicago Street could be re-created to include a median in at least the area between Division and Hanchett City of Coldwater Adopted December 2002 81 �Target Areas Parks and Green Spaces ~ Four Corners Park - The Four Comers Parks should become focal points for downtown and the Pedestrian Way. With careful in-fill development and re-arrangement of the park statuary the park can be better defined. It may be possible to relocate some of the statuary along the pedestrian way rather than jumbled together in the park. The sell off of land for in-fill development to help "frame" the parks is suggested. JI Tibbits Theatre Public Space - The creation of a public space behind the Kerr building, adjacent to the Tibbits Opera House, as part of the Pedestrian Way. ~ JI ~ ~ ~ ~ ~ -- "- Internalized Parking Program Wherever possible downtown, this TIF plan encourages in-fill development and park redevelopment to help in "framing" downtown parking on at least three (3) sides if possible. This private development will enhance the tax base and provide for a more pleasing pedestrian experience. Proceeds from the sale of land for private development should be used to assist the public improvements in this plan. Kerr Building Block - In this block, the City of Coldwater will play the key role in redevelopment by purchasing land for public parking and re-organizing the entire block as shown in the development plan. Tibbit's Plaza - Installation of pedestrian focal point/crossing in front of theatre. Chandler Plaza - General improvements and related private in-fill. Milnes Plaza - General improvements and related private in-fill. Randall Plaza - General improvements and related private in-fill. Upson Plaza - General improvements and related private in-fill. Children Museum The acquisition of land and construction, if necessary, of space for a Children's Museum/Community Center/Art Center. Source: City of Coldwater Downtown Development and Tax Increment Financing Plan (Sixth Amendment) City of Coldwater Adopted December 2002 82 �I I I II II JI II II II II II Target Areas WELLHEAD PROTECTION PLAN As a progressive step forward in the management of groundwater resources and the commitment to quality of their drinking water is the comprehensive wellhead protection program implemented by the City of Coldwater. Wellhead protection is a groundwater management program that considers the relationship between land use activities, and the quality of drinking water from City wells. A successful program consists of several programs which address technical, managerial, administrative and educational goals. The Master Land Use Plan when combined with zoning, prioritization of water and sewer distribution, stormwater discharge, community education of groundwater protection and groundwater management are all part of successful program. A successful wellhead protection program that meets state and federal guidelines typically consists of seven elements. 1. Specify roles and duties of the program managers, local and state agencies. 2. Delineate the wellhead protection areas for each well. 3. Identify sources of potential or existing contamination within the wellhead protection area. 4. Development management approaches to protect the water supply. 5. Develop contingency plans for the water supply system. 6. Site new wells which will minimize the potential for impact. 7. Ensure pubic participation. City of Coldwater Adopted December 2002 83 �I I I Target Areas City of Coldwater Wellhead Protection Area I I I I I I I I I I I I I I Groundwater is the exclusive water resource used by the City of Coldwater for their drinking water supply. Groundwater may be the only economical feasible source of water for the City. The existing capacity should be able to meet existing and future needs and system demands. The water contained in this aquifer must be protected from contaminants. This being the case the neighboring Townships of Coldwater and Branch County must also be cognizant of this groundwater protection area. It is generally agreed that an important element of the wellhead protection program is public participation and education. Public participation builds support in controlling pollution possibilities in certain zoning districts. It also continues to promote voluntary groundwater protection efforts, such as household hazardous waste collection and used oil collection programs. City of Coldwater Adopted December 2002 84 �I I I I I I I I I I I I I I I I I I Action Plan ACTION PLAN The Master Plan for The City of Coldwater is only worthwhile if it can be effectively implemented. Implementation is achieved through a variety of ordinances and capital improvements carefully coordinated by the City Council, Planning Commission and City Staff. This implementation will require a commitment by the City of both financial resources and a commitment towards policy implementation. The following is a summary of implementation practices through ordinance enforcement and capital improvement projects which should be pursued by the City of Coldwater. Zoning Ordinance One of the most effective ways of implementing the Master Plan and its recommended land use policies is through the City Zoning Ordinance. The Zoning Ordinance represents day to day tools to enact the adopted policies as represented in the Master Plan. The Zoning Ordinance establishes minimum lot sizes, setbacks and land use classifications. It is the most effective tool to implement adopted land use policies, and therefore must be current and accurately reflect the goals and wishes of the City. A preliminary review of the City Zoning Ordinance identifies a number of potential deficiencies which should be corrected and amended. These amendments to the Zoning Ordinance could include the following: 1. Update and review definitions. Outdated definitions should be removed and more recent land uses should be included. For example, Automobile Convenience Mart and Home Improvement Centers definitions could be added. Note that any changes to the definitions section should also include amending other areas of the ordinance which may cite these definitions. 2. Required fees for reviews, public hearings and administrative processing should be increased to cover actual costs for these services. 3. The Site Plan Review section should be amended to separate site plan review into a two (2) phase process. Preliminary and Final Site Plans allow a more detailed review process while also saving the applicant time and resources by not having detailed engineering prepared prior to approval of the design layout. 4. The significant lakes around the City suggest that more stringent environmental protection standards should be inserted into the Ordinance. These include woodlands, wetlands, and features typically impacted by development. 5. The Ordinance should be amended to meet recently enacted (2001) Open Space/Cluster Housing regulations. City of Coldwater Adopted December 2002 85 �I I I I I I I I I I I I 1· I I I I I ~ Action Plan 6. Landscape and design standards should be reviewed to provide comprehensive and extensive landscaping for all projects. This includes parking lots and streetscape project. 7. The sign ordinance should be amended to provide a more uniform and less intensive sign landscape. Special concern should be directed to the US-12 Corridor and other entrances to the City. In addition an overlay zoning district for these corridors should be explored which would address many different design standards. 8. Special Uses should be carefully reviewed and expanded to allow the City a more detailed review of these sometimes intensive uses. 9. In order to reduce the amount of paving required, parking space regulations should be reviewed. In addition off-street parking requirements should be put in tabular format. 10. The current index for the Ordinance should be reviewed to be more users friendly. It is confusing and cumbersome. Table of contents should permit the average resident to easily find zoning information. City and County Studies and Plans The City has prepared and uses several other studies and plans such as the following: • City of Coldwater Recreation Plan • Downtown Development Authority Plan. • Branch County Master Land Use Plan • Branch County Parks and Recreation Master Plan The Master Plan has considered and incorporated many of these plans into this document. However, these plans should also be reviewed and considered when making land use decisions. Special Purpose Ordinances and Standards Control of land use activities need not be confined to the Zoning Ordinance or Subdivision Ordinance. Special purpose ordinances should be considered by the City of Coldwater. City of Coldwater Adopted December 2002 86 �I I I I I I I I I I I I I I I I I Action Plan Capital Improvements The Municipal Planning Act (being Act 285 of 1931, as amended) authorizes municipal master plans and the creation of a municipal planning commission. Once a Planning Commission has made and adopted a Master Plan, in whole or in part, the act requires that all public works occurring within the municipality be submitted to the Planning Commission for approval of the project. This would include such items such as sanitary sewers, water lines, road improvements, bridge improvements, etc. These public works and capital improvement projects must be coordinated and reviewed for consistency with the Master Plan. Obviously, these types of improvements will impact future land use development and therefore must be coordinated with the Planning Commission. Economic Development Economic development, industrial growth and an expansion of the City tax base are stated goals for the City of Coldwater. Successful implementation of economic development will be dependent upon a variety of local and county agencies. Their success in attracting new businesses or encouraging existing businesses to expand will be dependent upon State and regional economic trends, marketing and vocational factors. The City must explore growth potential from existing local firms, attract new service industry employers, promote research and development growth within the existing industrial parks and capitalize upon PA 425 agreements with Coldwater Township. The City has taken steps toward this, including agreements with the Township, and participation in the Branch County Economic Growth Alliance. 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 realization of the goals and objectives contained within the Master Plan. Plan Updates The Plan should not become a static document. The City Planning Commission should attempt to re-evaluate and update portions of it on an annual basis. The land use portion should be updated at least once every five (5) years and the Planning Commission should set goals for the review of various sections of this Plan on a yearly program. New state legislation regarding City Planning will require five (5) year reviews of the Master Plan. Within five (5) years of adoption, the Planning Commission must review the plan and determine whether to commence the procedure to amend the plan or to adopt a new plan. Based on this legislation, the City must re-review this Master Plan in the fall of 2007. City of Coldwater Adopted December 2002 87 �I I I I I I I I I I I I 1· City of Coldwater Planning Commission Master Plan Visioning Workshop Report to the City of Coldwater Planning Commission and City Council I I I I I ! Prepared by: Carlisle/Wortman Associates, Inc. January 9, 2002 City of Coldwater Adopted December 2002 88 �'I I I I I I I I I I I I I I Introduction On September 18, 2001, the City of Coldwater Planning Commission sponsored a visioning workshop to identify current and future planning related needs and issues that must be addressed to shape the future direction of the City. Local residents, Planning Commissioners, City Council, DDA members, ZBA members and other public officials were encouraged to attend and provide ideas on such issues as residential and non-residential development, transportation/traffic, natural and historic resources and the Downtown. The vision statements gathered from this workshop will be used to develop community planning goals, land use programs, and policies for the update of the 1994 City of Coldwater Comprehensive Plan. This report is a summary of the process and outcomes of this City Visioning Workshop. Priority vision statements and ideas for the improvement of the City were generated from these sessions, and will help define community planning goals and objectives for the Planning Commission. The vision statements from this workshop are included in this report. The appendix contains the meeting agenda, attendance list and public notices. What is Community Visioning? Successful communities decide the future is something they can create. These communities take the time to produce a vision of the future they want and employ a process that helps them achieve their goals. Successful communities are focusing on ways in which business, government, organizations, and citizens work together. One way of achieving these goals is through community visioning. Such a process brings together all sectors of a community to identify problems, evaluate changing conditions, and build collective approaches to improve the quality oflife in the community. In reviewing successful community visioning processes in other municipalities, the process and end results contain the following elements: • The definition of a community is defined by the participants. Some workshops define their community as a neighborhood, City or the combined municipal area including adjacent Townships. • People with varied interests and perspectives participate throughout the process and contribute to the outcomes, lending credibility to the results. • Individual agendas and issues are set aside, so the focus remains on common issues and goals. I I City of Coldwater Adopted December 2002 89 JJ �I I I I I I I I I I I I • Strong leadership comes from all sectors and interests . • The group produces detailed recommendations for community improvements, design ideas, and improvement strategies. • Individuals break down economic and sectoral barriers and develop effective strategies for municipal improvement. • The group gains a consensus on project goals and objectives to reach desired outcomes. These ingredients make up the essence of collaboration itself. True collaboration brings together organizations, public officials, and individuals to define problems, create options, develop strategies, and implement solutions. Because they typically involve larger groups, collaborative efforts help organizations rethink how they work, how they relate to the rest of the community, and what role they can play in carrying out a common strategy. Often no single organization has the resources or mandate to effectively address a particular issue alone. A group effort can help mobilize the necessary resources and community will. Effective collaboration requires that decisions be made by consensus. Though a consensus-based decision-making process takes more time, it can save time during the implementation phase of a visioning project, where blocking ordinarily occurs. If citizens are provided a forum in which their ideas and opinions are heard, seriously considered, and perhaps even incorporated into the action plan, they will be less inclined to resist or ignore new initiatives. Community "ownership" of a plan and willingness to help in its accomplishment often corresponds directly with the public's level of participation in the plan's development. As a result, projects can be completed in a timely fashion through the consensus-building process. Workshop Format and Planning I I I I I I Carlisle/Wortman Associates, Inc., and the City of Coldwater Planning Commission, City Council and administrators began planning for these Visioning Workshop following a Planning Commission Workshop. The members of the Planning Commission and administrators were also consulted to: • Identify and reserve an accessible meeting location. • Generate lists of City residents, public officials and community "stake holders" . • Prepare a news release and notification letters for the workshop . City of Coldwater Adopted December 2002 90 �I I • I I I I I I I I I I Identify interested and supportive individuals capable of acting as facilitators and note takers. Visioning Workshop Format The process of visioning was used to actively describe the preferred future for the City of Coldwater. Visioning describes a mental image and provides a picture in words. The Visioning Workshop format attempts to produce positive statements that guide and motivate change. The visioning process also integrates successful group interaction which spawns the following positive results: • Encourages equal sharing and participation. • Encourages "hitchhiking" on others ideas . • Depersonalizes ideas . • Tolerates conflicting ideas . • Reinforces concentration through seeing and hearing ideas. • Clarifies ideas . • Provides focus on important issues . • Forces equality in choices . • Avoids dominance by strong group members . • Encourages minority opinions . • Promotes "attacking" ideas on walls-not people. I I • Provides preparation for decision. • Forces independent judgment. I • Promotes a sense of accomplishment . • Motivates involvement in future phases of planning and problem-solving. I I I City of Coldwater Adopted December 2002 91 I �I I I r I I I I I I I I I I I I I The technique was developed to assure that group members are not excluded from active participation. Sometimes, a few group members can monopolize a group discussion so that the outcome of a meeting does not reflect the consensus or opinion of the entire group. A structured workshop technique like the one used in the City of Coldwater Visioning Workshop, encouraged participation by all members. The group workshop techniques for the City was carried out in the following manner: • Mapping and problem area identification. • Round robin listing of ideas and brainstorming. • Discussion and clarification of ideas . • Voting/prioritization. The workshop began with a brief introduction to the visioning process and the purpose of the workshop. Participants in the visioning process were divided into small groups of approximately ten (10) people led by a facilitator. Eacli group was directed to discuss their visions for the City of Coldwater on the following topics: • Residential Land Uses . • Transportation/Traffic. • Non-Residential Land Uses . • Natural and Historic Resources . • Downtown Development The groups were asked to identify their issues and concerns and then prioritize these issues by individual voting. Each participant was given five (5) colored self-stick dot labels as a method of voting on specific issues. After the round of voting, all workshop attendees were reconvened to hear a brief presentation by the facilitators from each smaller group. Major Findings/Workshop Results The small groups from each workshop generated over one hundred (100) vision statements. Using the original words recorded on flip charts, a list of statements was prepared. The following pages provide a list of the vision concepts which were provided by the small group participants. Several strong, central themes emerged from the Vision Workshop. These are listed as follows: City of Coldwater Adopted December 2002 92 �r fr • A truck by-pass around the Downtown should be considered. Additional study should be done as to the best route and the impact it would have on the Downtown. • The existing development and signs along US-12 on the eastern side of the City need to be improved. A gateway study would assist in creating uniform and aesthetically pleasing development along this entrance to the community. • Traffic calming techniques should be implemented along major roads. These could include traffic circles, boulevards and streetscape improvements. Roads specifically mentioned were Garfield, Chicago and Marshall. There was strong interest for a boulevard along US-12 Downtown. • Public transportation needs to be improved. Time tables for stops, smaller busses and other options should be reviewed. • An area of strong concern in regards to traffic and transportation is the Grand/Marshall intersection. A detailed traffic study should be completed for this area. • Existing pedestrian links (sidewalks and trails) need to be maintained while the system should be expanded to provide a pedestrian friendly community. Specific needs for pedestrian access should be located at the Four Comers parks by adding benches and tables. • Strong consideration should be given to developing an indoor pool for recreation. This could be done in coordination with the YMCA or other local agencies. I • Education and promotion of the park system needs to be improved. Specific recommendations for the park system include restrooms at the softball fields, development of a youth center and youth programs and the development of more active uses at the existing passive parks. I l • The City should expand and promote 2 floor office spaces in the Downtown. Also, hi-tech, research and development should be the primary industries that are encouraged to locate in the City. • Priority in residential areas should be given to the development of additional streetlights and sidewalks. Clean-up of weeds, litter and blight is also in high priority. • The density of residential areas is reasonable; however a mix of housing units should be encouraged. Better maintenance of existing housing stock is a high priority. r r I I I i I nd I I City of Coldwater Adopted December 2002 93 �• High priority should be given to the development of a historical preservation ordinance. This would assist in the promotion of historic properties and the historic downtown. The City should also provide additional financial resources and incentives for historic preservation. Overall, participants in the Visioning Workshop expressed vision statements which reflected a desire for continued enhancement to the residential and non-residential areas of the City. This included traffic improvements along all thoroughfares as well as improvements to the commercial and industrial development patterns. It is also clear that Coldwater residents place a high value on neighborhood and historical character and the preservation of quality residential areas and parkland. The participants acknowledged the need for additional commercial and industrial development within existing City limits (as opposed to increasing size of City). However, this development was particular in nature, specifically restaurants and hi-tech industry. Additional commercially zoned areas, in general, do not seem a high priority. I I City of Coldwater Adopted December 2002 94 �Workshop September 18, 2001 Tabulation of Vision Statelllents I t • • • • • I I J, l I I City of Coldwater Adopted December 2002 95 Transportation Group Recreation Group Commercial Group Natural / Historic Group Downtown Group �Transportation Group 1. A truck by-pass around the Downtown should be considered. A more detailed truck traffic survey should be completed and a decision should be made whether the by-pass should be north or south. 2. Hamburger alley, the eastern US-12 entrance to the City needs to be improved. This includes uniform signage and a gateway to make visitors feel welcome. 3. Traffic calming techniques should be implemented on Garfield, Chicago and Marshall. These can include round-about, boulevards and streetscape improvements. Strong interest in a boulevard Downtown. 4. Shopping traffic should be directed to suitable parking areas. 5. Speed limits on US-12 should be reduced. Enforcement of traffic laws need to be improved. 6. Bicycle trails should be improved and all parks should be connected with safety paths, sidewalks and greenways. 7. A directional sign plan should be completed that better identifies downtown parking, recreation areas, commercial areas etc. 8. Public transportation should be improved. This includes better time tables for stops, smaller busses and other options such as taxis, shuttles etc. 9. The airport should be better promoted for its recreational and commercial value. It should be better tied into the Downtown. 10. The existing rail corridor should be better promoted. 11. A comprehensive corridor study should be completed for the Fairfield Plaza area and also Fiske/I-69 and Willowbrook roadways. 12. Curb-Cut distances on major roadways should be widened to improve traffic circulation. 13. All utilities should be buried to improve City skyline. 14. A comprehensive traffic study should be competed for the Grand/Marshall intersection. 15. Truck traffic needs to be encouraged to use alternate route. City of Coldwater Adopted December 2002 96 �'J 'f J: I I I I I I I I ' Recreation Group 1. Information and promotion of the park system needs to be improved. 2. The walking/bike paths around the City need to be expanded and improved. This includes the expanded use of the Four Comer parks by adding benches and tables. 3. Investigate development of an outdoor theatre and stage. 4. Something needs to be implemented that attracts people Downtown during the winter. 5. Organize youth programs and investigate development of a youth center. 6. Develop an indoor pool in coordination with YMCA or other agency. 7. Install restrooms at softball fields . 8. Investigate and develop alternate uses for recreation facilities, such as outdoor lights for night use. 9. Develop outdoor dance pavilion. 10. Develop all the Parks for more active uses, some are too passive. Commercial Group 1. Large commercial uses such a Home Depot should be subject to Special Use provisions. 2. Areas planned for commercial and industrial uses should be contained to specific areas. 3. Give commercial uses more land to develop. 4. Encourage commercial development to stay in the City by providing economic incentives. 5. Encourage hi-tech, research and development which provides higher pay. 6. Focus new company sizes to 300-600 max. employees. 7. Expand and promote 2nd floor office space downtown. 8. Promote a diversity of industries within the City. City of Coldwater Adopted December 2002 97 �J J r I I I I I I Residential Land Use Group 1. Maintenance of homes should be improved. 2. Improve communication between homeowners and the City. 3. Zoning enforcement issues should be improved. 4. Increase flower and tree planting in general for residential areas. 5. Ensure a mix of housing opportunities. 6. Traffic issues within residential areas, especially truck traffic. 7. Increase number of street lights and sidewalks within residential areas. 8. Provide additional green spaces and parks. 9. Neighborhood identification needs to be promoted and encouraged through uniform street signs, etc. 10. Improve street cleanup of weeds, litter, blight etc. 11. Increase flower planting downtown especially within the residential historical section. 12. Promote and encourage several housing styles including loft commercial in the Downtown. 13. Increase and promote additional senior citizen housing. 14. Investigate existing traffic patterns, especially US-12 Truck Route and speed limits. 15. Study exit onto I-69 off of State Street and intersection of Pearl and Chicago. 16. Make aware and educate the population on the cultural differences within the City. 17. Develop a definition of well maintained residential area. streets, building maintenance and sidewalks. 18. Increase and improve the availability of sidewalks that connect on Michigan Avenue, Washington Street and the south side of West Chicago Street. 19. Promote and encourage neighborhood associations through better identification, wards, schools and signs. City of Coldwater Adopted December 2002 98 This would include study of �r f r r I [ I 20. Improve and increase green spaces by creating neighborhoods and with parks and sidewalks. 21. Encourage and assist single family homes of senior citizens. Including providing funding for maintenance of home and property. Improve enforcement issues within residential areas for clean up of weeds and junk. 22. Communication needs to be improved between residents and public service depfiliments. This includes better follow-up, professional and courteous enforcement of zoning and building issues and better routes such as Woodward and Teetor Drive. 23. Improve garbage collection lining the streets. 24. Increase number of community service projects. 25. Encourage homeowners to maintain safe and clean homes and yards. 26. Continue strong code enforcement specifically junk and old vehicles, condition of housing stock, i.e. paint, etc. weeds (#21). Natural / Historic Resources Group r I I 1. Encourage and promote historic properties and historic Downtown. 2. Encourage and promote one hundred (100) lakes in county and stream and river through City. 3. Encourage and promote Waterworks, Heritage and Linear Parks. 4. Encourage park development on Division, especially Clay and Riverside Drive. 5. Improve south entrance to City. 6. Improve signage along I-69 and from east of City. 7. Infill housing is not compatible with historical character. 8. The City should fund and support the historical area of the City. Specifically funding to the BCHS Wing House Museum. 9. Develop a Historical Protection Ordinance. City of Coldwater Adopted December 2002 99 �r r r I t f I I I I I J '- 10. Protect historic homes from becoming apartments. 11. Limit additional single family housing. 12. Develop ordinances for infill that protect historic character. 13. Improve sign ordinance. 14. Provide tax incentives to improve historical districts. 15. Improve storm water management techniques, i.e. reduce additional pavement. 16. Maximize green space for residents. 17. Beautify recreation area. 18. Connect and extend linear park-extended. 19. Increasing density internally of homes while increasing green spaces. Investigate transfer and purchase of development rights (TOR). 20. Turn Midwest Foundry into green space. 21. Improve beltway from I-69 to US-12 on west side. 22. Surface streets are restricted. 23. Provide bikeways to connect parks and recreation. 24. Reduce speed Downtown and through town. 25. Completion of sidewalk project. 26. Promote and encourage more apartments. 27. State park on Coldwater Lake. 28. Open space on Michigan and State farmed by BISD - maintained and preserved. 29. Storm water landscaping to retain H2O. 30. Provide more trees in newer residential areas. 31. Connecting green spaces between developments with walkways, trees. City of Coldwater Adopted December 2002 100 �r J f r I 32. Keep commercial out of historical. 33 . Promote Wing House by partnering with schools, museum, theatre and library. 34. Study the possibility of museums in Coldwater/Union City. 35. Sponsor historical enactments. 36. City should support historical properties and protect from demolition. 37. US-12 should be preserved as Heritage Route. 38. Explore I-69 as a State Scenic Route 39. The City needs to provide additional financial resources and incentives for historic preservation. 40. Keep historical homes. r I DDA - Downtown Group 1. Several suggestions were made concerning the need to "restore pride", "create identity", and educate the locals of the value of downtown. As with #6 below, downtown needs to be "THE PLACE" for civic and cultural involvement and conducting business. Research needs to be done regarding programs in other communities which achieve this goal. Marshall and Traverse City, for instance have programs in place to encourage "sense of place". 2. There needs to be a consolidation of local forces in the efforts to keep downtown vital. Groups like the Downtown Business Association, Downtown Development Authority, Chamber of Commerce, tourism groups, and cultural non-profits, need to address ways to operate efficiently and as a unified force. This may be achieved by operational management agreements and/or stronger communication efforts. 3. The City of Coldwater needs to focus energies in creating more civic spaces downtown. Those participating encourage the addition of more green space in private and public investment. 4. More residents are needed downtown. Special initiatives to encourage the use of upper floors of existing buildings, or ordinances which provide developer "bonuses" for residential components may be necessary. r f I I I J J , J City of Coldwater Adopted December 2002 101 �J 5. Continued and on-going programs to maintain downtown's existing infrastructure are needed. This includes annual efforts to plant and maintain flowers as well as providing trash cans and weed killing efforts. Include actual parking facilities, i.e. cleaned, striped and lighting. 6. Downtown needs to be a destination point. This is both a marketing and development strategy. Downtown Coldwater should market its historic ambiance, cultural attractions, and work to add more through infrastructure and business recruitment. Again, this needs to be a unified approach, with buy-in from all agencies having an impact. 7. A concerted effort should be put into putting upper floors back into use. Assistance should be made available to make re-use financially viable. A model project might be considered to help inspire building owners to the potential. 8. More family participation is needed downtown. This includes expansion of day-time activities for children and senior citizens. This implies a focus on events and activities with a family focus, but may also include private or public investment. A Children's Museum, for instance, in addition to one (1) next to Museum Gallery, or renovate existing playground, or a new playground may be considered. Educational programs for seniors might be introduced at existing venues like the Tibbits. Opportunities to collaborate with area schools and agencies on aging on this issue should be investigated. J I 9. Expand events. An extensive year-round calendar of downtown events should be continued and expanded upon. Unique opportunities should be pursued. The Farmer's Market, and the on-going activities of the Tibbits Opera House are examples of innovational approaches. r 10. Attention should be paid to the east and west of downtown. As a critical point of entry, this area needs and deserves the sort of streetscapes improvements implemented elsewhere. The public investment now will help spur private re-investment. 11. Consider a boulevard downtown or other "traffic calming" measures. Work with MDOT to ensure that main street feels more like main street and not a highway. For example, lower the speed limit, make street more pedestrian friendly. 12. Making sure that re-development ofexisting buildings is a painless as possible will help preserve the historic character of downtown. Ordinances and policies that encourage redevelopment should be a high priority. 13. Public bathrooms are needed downtown. 14. More parking is needed in front of businesses. 15. Be willing to change events and customs to suit the environment. Evaluate all activities to make sure they are the best approach. A void "we have always done it this way'' mentality. r i [ r r I f: ' ',- City of Coldwater Adopted December 2002 102 �r r 16. Signage for DT, especially all entrances. Reducing scale, make smaller through zoning. Research possibility of design standards for all signs. 17. Directional signage-institute program. J r r r I r r J I r I I J J: J J City of Coldwater Adopted December 2002 103 �r J r r [ r I r I I· I I I Appendix I r • Workshop Agenda • Workshop Notice J J J J City of Coldwater Adopted December 2002 104 � 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 Coldwater_Master-Land-Use-Plan_2002 Creator An entity primarily responsible for making the resource Carlisle/Wortman Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 2002-12 Title A name given to the resource City of Coldwater Master Land Use Plan Description An account of the resource The City of Coldwater Master Land Use Plan was prepared by Carlisle/Wortman Associates, Inc. and was adopted in December 2002. Subject The topic of the resource Master plan reports Coldwater (Mich.) Branch 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/91c57c8a4831414b3136b68bd528e237.pdf a23c3429ca7fb30ace766d9319d354ac PDF Text Text �... CITY OF I:11\VISON \: COMMUNITY MASTER PIAN FR9M T~f E UBfMRY OJi .Plann:ng & Zoning Center, Inc, Prepared for : City of Davis(m 200 East Flint Street Davison, MI 48423 Honorable Dennis Ryan, Mayor i, - ~ Prepared by: wade-Trim/IMPACT Municipal and Planning Consultants 25185 Goddard Road Taylor, MI 48180 Mr. Nicholas P. Lcmako, AICP, Project Manager zzz 6265-01 Adopted by the City of Davison Planning Carrnission, by Resolution, on October 9, 1990. ,__ Supported by a Resolution of Concurrence, by the City of Davison, City Council, on October 22, 1990. The preparation of this plan was financed through a grant provided under Title I of the Housing and Community Development Act of 1974, as amended. The grant was administered by the Genesee County Community Development Program. �.... '• • ,.> TABLE OF CONTENTS ,:. ..... < l,. 'L: SUBJECT PAGE NO. LIST OF TABLES LIST OF MAPS LIST OF DIAGRAMS V V iii - iv EXISTING LAND USE ANALYSIS Introduction Survey Methodology Davison Land Usage Historic Preservation 1 - 6 STRUCTURAL QUALITY ANALYSIS Introduction Survey Methodology Evaluation Criteria Structural Classifications Structural Quality Results Remedial Treatment 7 7 7 7 7 9 9 - SOCIOECONOMIC PROFILE Introduction Population Characteristics Income Characteristics Housing Characteristics Employment Characteristics 12 12 12 20 23 36 NATURAL FEATURES Introduction Significant Site Features 40 - 42 40 40 42 PUBLIC UTILITY NETWORK Introduction 43 43 TRANSPORTATION ANALYSIS 44 MARKET ASSESSMENT Introduction Housing Requirements Industrial Needs Commercial Needs Office Needs Conclusion 45 - 52 45 45 45 - 48 48 - so 50 52 1 l l - 6 6 - 11 9 11 i__-... I l - 20 23 36 39 ; I - ' \ . ..,: r .• i. - 39 .J i �•. - TABLE OF CONTENTS (Continued) r..,,, \--....i SUBJECT !, ;...... PAGE NO. GOALS, OBJECTIVES, AND POLICY STATEMENTS Introduction Goals Objectives and Policies GENERAL DEVELOPMENT PLAN Introduction Plan Recommendations ,,.-,_ , . \_, ~-J 58 - 65 58 58 - 65 PLAN IMPLEMENTATION RESOURCES Introduction Public Support of the Long-Range Plan Land Development Codes Capital Improvements Program Co-Development APPENDIX 1...: r : 53 57 53 53 53 - 57 -~~ 1 L.., f '1 i L; ii 66 66 66 67 69 70 74 - 67 69 70 74 �·, " ' . ~ TABLE ·OF CONTENTS (Continued) ~7 ,-~ I ...., ,. C LIST OF TABLES ,_, l : I -~ ' TABLE NO. DESCRIPTION PAGE NO. l Existing Land Use Distribution 2 2 Criteria for Evaluation of Structures 8 3 Structural Quality 10 4 Population Trends 13 - 14 5 Population Comparison 16 6 Age-Sex Composition 17 7 Minority Group Composition 18 8 Persons Per Household Trends and Projections 19 9 Year 2000 Population Projections 21 10 Per Capita, Median Family, and Median Household Income Comparison 22 _, 11 Household Income Distribution 24 r•-: 12 Poverty Statistics Comparison 25 13 Type of Structure Year-Round Housing Units 26 '··- 14 Occupancy Characteristics 28 i 15 Publicly Assisted Housing Units 29 16 Housing Value Trends 30 17 Income Cost Correlation Owner-Occupied Housing Units 32 I L'' ,..., I, 1...~ r~-•. L..: ~ '_; f" , _, I -~ ! ; '-- I ~ ., \. ,__ ' ~~ iii �TABLE OF CONTENTS (Continued) '7 r ! ' \. • .I LIST OF TABLES (Continued) TABLE NO. DESCRIPTION PAGE NO. \,.;:,; L 18 Income Cost Correlation Renter-Occupied Housing Units 33 19 Age of Structure 34 20 Year-Round Housing Unit Trends 35 21 Recent Residential Construction Activity 37 22 Employment by Selected Industry 38 23 Employment by Selected Occupations 39 24 Housing Unit Requirements 46 25 Employment/Density Ratios for Estimating Industrial Land Use 47 26 Population Ratios for Estimating Industrial Land Use 47 27 Land Use Ratios for Estimating Industrial Land Use 47 28 Typical Shopping Center Standards 49 29 Recommended Store or Service Use Standards 51 - 30 General Development Plan 59 31 Plan Implementation Resources 71 - 73 '- '. . 52 _/ iv �TABLE OF CONTENTS (Continued) . .-_ . ·-- .J LIST OF MAPS I I • \__ MAP NO. I , I , FOLLOWS PAGE NO. 1 Existing Land Use 1 2 Architectural Styles 6 3 Structural Quality 10 4 Neighborhood Units 24 5 Natural Features 40 6 Public Utility Network 43 7 Transportation Analysis 44 8 General Development Plan 58 9 Corridor Study 63 , ..... (_; DESCRIPTION r ', \ I \., LIST OF DIAGRAMS .. DIAGRAM NO. { FOLLOWS PAGE NO. 1 Age Composition 17 2 Persons Per Household Trends and Projections 19 3 Population Projections 21 4 Type of Structure Year-Round Housing Units 26 5 Housing Occupancy Characteristics 28 ' ' -· ' , I DESCRIPTION L. V �EXISTING LAND USE ANALYSIS Intrcductioo \ _, \ : l • /·" ~, The basic and essential data necessary for any planning study is an inventory and analysis of updated informatioo oo existing land uses within the canmunity. The preparation of the Future Land Use Plan is only pcssible when there is a clear understanding of existing cooditions and relationships between land uses. In the crurse of exercising its zooing pcwers, the City must give reasonable coosideration to the character of each district and its suitability for particular uses. An inventory of the existing develcpnent pattern wculd further this d:>jective. The Existing Land Use Map and acreage table which are included in this report will also serve as a ready reference for the City in its consideratioo of everyday prd:>lems in land use management and public improvement prcpcsals. Survey Methcdolcgy A field survey was cooducted for the purpcse of gathering existing land use data. Each parcel of prcperty in Davisoo was visually inspected in the field and its use canpared to, and recorded oo, 1987, 200 scale aerial photczjraphs which were supplied by the Genesee Ccunty Planning Carmissioo. l I.•' Existing land use data were recorded oo 400 scale prcperty line base maps prepared by Wade-Trim/IMPACT. ' I • . \ , \. ~- Land use categories were then develcped which incorporated all types of existing uses, and which wruld readily distinguish ooe class of prcperty fran another. The classifications were then mapped oo a 400 scale mylar prcperty line base map of the City, created by Wade-Trim/IMPACT specifically far this planning prcgram. Acreage calculations for each land use category were d:>tained by direct measurement of the Existing Land Use Map, using an electronic digitizer connected to a Hewlitt-Packard canputer. Davisoo Land Usage Ten (10) land use categories were utilized for purpcses of this analysis. The Existing Land Use Map, reveals these classifications and their gecgraphic distributioo thrrughrut the camrunity. I : (_~. The City covers an area of 1,297.85 acres or 2.03 square miles. To further understand the physical land uses in the canmunity, data in Table 1 indicate the classifications and to what extent each use cootributes to the total land area. A discussioo oo each land use is provided in the ensuing text. _, -1- �~ . ' ... · ·••'!' •.. , t••· •·· ) ~ N 400 ~ SCALE 1" • ~ AGRICULTURE 1151 SINGLE FAMILY EIS] TWO FAMILY ltt}t~ MULTIPLE FAMILY MOBILE HOMES ••••••• I I I I ••••••• _,j ) 400 6QO 12po SOURCE1 FIELO SURVEY JUNE 1089 • 00' - GENERAL BUSINESS c:=J OPEN - VACANT - AND OTHER OFFICE ~ INDUSTRIAL ~ PUBLIC - SEMI-PUBLIC CENTRAL BUSINESS DISTRICT 1 EXISTING LAND USE CITY OF DAVISON, GENESEE COUNTY, MICHIGAN ~~ i~3 Wade-Trim/IMPACT Municipal and Planning Consultants �I-, ,-. f .; TABLE 1 1·~1 EXISTING LAND USE DISTRIBUTION CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1989* I J . . - ' ' -.-; . .,_ II .'' ( _: .'.,_; ACRES Agricultural 129.03 9.94 Residential Single-Family Two-Family Multiple-Family Mobile Home 407.26 324.06 0.92 53.77 28.51 31.38 24.97 0.07 4.14 2.20 5.03 0.39 General Business 54.57 4.21 Industrial 15.23 1.17 Office , PERCENT OF TOTAL LAND USE CATEGORY , ' I I . Public/Semi-Public 238.44 18.37 ' Open-Vacant-Other 448.29 34.54 1,297.85 100.00 . ' I '. *Compiled by Wade-Trim/IMPACT from Existing Land Use map data. r -. <) { \ !. . . ..) .. ( ~ ( ', -2- . ' ' . �' \ ,--,, . \ I Agricultural ...; \ \ ·-: •. I ' I.ands in this classification include areas for productive agricultural purposes. Within the City of Davison, there are 129.03 acres (9.94 percent) of land area being cultivated for agricultural purposes. The agricultural land in this vicinity is considered to be very productive. Crops cultivated include primarily corn that is grown for animal feed by Hunt Farms. Single-Family Residential This category includes single-family detached structures used as a permanent dwelling, and accessory structures, such as garages, that are . related to these units. It also includes farmsteads and related agricultural buildings located near the principal dwellings. Such development occupies 324.06 or 24.97 percent, of the total City land area. Homesites are distributed throughout the City within existing subdivisions. ~· :, - i i. , I [...: ,' - I A principal problem confronting several single-family areas is the intrusion of incanpatible land use. Incanpatible land use problems are instances where neighboring uses, either by their nature of business or scale of operation, create an environment where they are unsuitable for association with single-family developnent. Prime examples of this condition are found along Flint Street and North Genesee Street as single-family houses are intermixed with businesses. A farmstead is located on the west side of M-15, in the northwest quadrant of the City. Barns and other accessory structures are readily apparent. Two-Family Residential \ - \ _,: \ ·. 'Ihis category includes those properties containing two uni ts on the same site. 'Ihey are carmonly referred to as duplex units. Two-family units account for approximately 0.92 acres, or 0.07 percent of the ccmnunity land area. They include properties where older hemes have been converted to accarrnodate two families, or facilities originally built and intended to be occupied as a two-family residence. There are three (3) two-family structures, which were evident inspections, in the City of Davison. 'I'wo-family structures are the east and west sides of North Genesee Street. (Refer also characteristics, type of structure analysis for discussion units.) fran field located on to housing on duplex Multiple-Family Residential The multiple-family classification represents properties containing three or more units on the same site. They may be rental, or condaninium units, or cooperatives in complexes or in single structures. Land acres so classified also include related lawn areas, parking areas, and any small recreation facility associated with the developnent. -3- �Multiple-family develoµnents account for about 53.77 acres or 4.14 percent of the acreage in Davison. Major multiple-family development includes Colony Canrnons Apartments in the northern quadrant of the City, west of M-15 and Stratford Square in the southeast quadrant of the City. •-'\ 'II , • L ...:· Typically, multiple-family developments are used as a transitional land use between single-family areas and nonresidential develoi;:rnents, or located along freeways to benefit fran additional exposure offered by these high traffic volume corridors. Multiple-family development in Davison is located primarily along M-15 where exposure to traffic is relatively high. However, smaller multiple-family develoµnents exist in areas that are primarily single-family in character. This pattern should be discouraged. Mobile Hane Areas containing groups of mobile hanes and their related service and recreational areas are designated mobile hane on the Existing Land Use Map. Such use is restricted to 28.51 acres and is located near the northern City limits. Office /. Office uses are financial institutions, medical, and professional service (i.e., legal, real estate, accounting) establishments. I I 1•. •./ r -, Only approximately 5.03 acres, or 0.39 percent of the City acreage is devoted to this land use. Existing office develoµnents are primarily confined to the M-15 corridor. Office development includes Pierson Veterinary, D.O. office, Stewart and Associates Insurance Canpany Agency, Garrison Ross Insurance Agency, State Farm Insurance, H & R Block, and others. The City of Davison is in a good position to capture additional office developnent in future years. It offers excellent regional accessibility via M-15 and is located in a rapidly developing region of greater Flint. C •• I '··-~ I ·: J l L., General Business The general business category represents all carmercial uses within the City of Davison including convenience carmercial, general comnercial, and comparison shopping uses. General business uses account for 54.57 acres or 4.21 percent of the land are within the City. Convenience uses include food stores, party stores, laundranats, barber shops, hardware stores, and drug stores among other uses. Paris Dry Cleaners and Kellogg's Market are so classified. General ccmnercial uses are highway oriented businesses that do not require a location in a planned shopping center; rather, they primarily benefit fran locating on a major thoroughfare (either as a free-standing store or in a strip ccmnercial center) which offers high visibility and good access. L ...: -4- �~j.f n () I n l I I (',2 -~ I Uses included in this category are auto sales facilities, hotels, gasoline stations, restaurants, light auto repair facilities (i.e., transmission repair, oil change establishments, etc.) and indoor recreational facilities. The vast majority of ccmnercial properties in the City of Davison are classified as General Ccmnercial uses. Uses so classified includes Burton Auto Parts, Hilton Screeners, Fogelsonger' s wall Paper and Paint, and Madden's Lounge. I L..: r·-~ L r, L r'· I 1 I I. ) , ,., .. \ r~ 1..: ( canparison shopping facilities are planned shopping environments anchored by a department store, and with other establishments offering general merchandise, products, or services. No such facility is currently located in the City. Industrial I I The general cornnercial uses are, for the I'OC)St part, clustered along M-15, north of Grand Trunk Western Railroad, and in what is generally recognized to be the Central Business District of Davison. Dle to this configuration, the City may wish to expand its D:>wntown Developnent Authority under the provisions of state Act 197, as a means of coordinating and financing public facility improvements in this area. This definition includes manufacturing, assembling, and general fabricating facilities, warehouses, and other nonmanufacturing uses primarily industrial in nature due to outdoor storage or shipping/receiving characteristics • . i , \ I \ There are 15. 23 acres, or 1.17 percent of the City used for industrial purposes. This includes acreage occupied by uses south of the Grand Trunk and Western Railroad including GTE, Davison Tool House, a packing canpany and others. I \_j ( ! ·•·-6 I_. I LJ The City should attempt to expand its industrial base. This YK>uld provide a better balance of land uses in the cannunity, expand employment opportunities, and provide for a I'OC)re equitable distribution of the local tax burden. Public and Semi-Public Public land use includes open land for outdoor cultural, public assembly, and recreational purposes, educational uses including all types of public institutions where education is a primary use, and governmental administration and service buildings. Land uses and facilities which are privately owned and operated, and used by the public or a limited number of persons, and do not profit as their principal intent, are considered semi-public land uses. Churches are examples of semi-public uses. ·, -5- �' i i . \ .';' f\ j . -- The City has approximately 238.44 acres, or 18.37 percent of its land area in this category. Uses so classified includes C.J. Thanpson Elementary School, Davison Regional Park and Nature Area, the local high school, the Fire Department, and City Administrative offices. Open, Vacant, Other r· ·;, I:; ' . L, All dedicated rights-of-way including freeways, thoroughfares, and local roads are included in this category. Also included are wcx:xjlands, as well as vacant land for which no specific use was evident from field inspection. •, ..• r--. ii-.,.: ·•..,. f.~·' l r·, \ ' (~ ,. ' ! ...... . I '·-· 1·· (_; t' ' •. . L i ' ' (_.s ,. i 'L} ' There are sane 448. 29 acres of land or 34. 54 percent of the City's land area so classified. Historic Preservation Davison's older houses and buildings are valuable resources which deserve protection and careful management. Historic buildings and neighborhocx:ls contribute a great deal to the City's special character and identity and are irreplaceable. Their designs, craftsmanship, materials, and details can never be regained once they are lost. The buildings of Davison are owned by individuals; but they also belong to the citizens at large, for their enjoyment, appreciation, education, and welfare • Many older areas in Michigan are thriving, having been rediscovered and revitalized. Others are in transition, and few are in decline. All of these carmunities have one thing in ccmnon - the threat of insensitive changes and developnent pressures. Through historic preservation planning, there is the opportunity to recognize the value of these historic structures, to realize that change is in progress, yet to manage this change in a way that protects and enhances the value of historic resources. A historic district is proposed for the area located to the east of M-15 and north of the Grand Trunk Western Railroad as shown on Map 2. Within this area are a variety of architectural styles including Greek Revival, Queen Anne, and Gothic Revival, among others. (The styles are fully discussed in the Appendix.) Creating a historic district is discussed in the Implementation Resources chapter of this report. , /_ \l ' . -6- �I ) I 4. 515 NORTH MAIN STREET ~:~bR!~s~~YLE ., _ --------- ··1\ /\ I I I I I II I I / L 5. 525 NORTH MAIN STREET ~ ~:~~1 ~~~E I i,-r------------·r-----------· 3. 341 NORTH MAIN STREET VERNACULAR GREEK REVIVAL=".~ . 1830-1860 r ~.~ l: .!. . .,,,,,,,,, ... L l . ; ~gf---~ ---1 ;w: ~ct I i i i I I i I I I I I I I 111 I 1111 ~~ PP ,, 1I , , , ,.:n:::! II I ~ Y{~ 2. 310 NORTH MAIN STREET ITALIANATE COMMERCIAL FACADE 1880-1910 9. 322 NORTH DAVISON BUNGALOW/CRAFTSMAN 1900-1930 I -c:?r <1 0 0 a ~ r • •oo· • 00 •so 1~0 SCALE 10. 306 NORTH DAVISON CARPENTERS GOTHIC --- ------·---------~ 1~~ !~:!~!!:'.1. afiil'riinWt' PROPOSED MAIN STREET HISTORIC DISTRICT 2 ARCHITECTURAL STYLES CITY OF DAVISON, GENESEE COUNTY, MICHIGAN f~ ,Wade-::,;;,;::::~~d I:!:;: Planning Consultants �STRUCTURAL QUALITY ANALYSIS t7 Introduction '. .:...i In neighborhoods where substantial numbers of homes are in poor condition, there is a tendency for adjacent properties to deteriorate and for the general environment of the area to be negatively affected. The process of deterioration, if allowed to continue, becanes expensive to the camiunity in several ways. , ! .. , Structural deterioration roost often results in a decrease in neighborhood property values, with the City ultimately experiencing a reduction in tax revenues. Because of this loss of tax dollars, the comnuni ty is of ten forced to reduce services, which may further hasten the deterioration of the neighborhood. This downward spiral need not be the case, since suitable programs may be designed to arrest the deterioration process. The nature of any particular program, however, depends upon the magnitude of the structural decline present. -~ Survey Methodology { A structural quality survey was performed in the City to assess the level of single-family dwelling structural deterioration. In June, 1989, wade-Trim/IMPACT conducted a "windshield" survey of each unit, and its condition recorded on 200 scale aerial photographs of the City, furnished by the Genesee County Planning Conmission. Evaluation Criteria ' I_ ' r L ' f L; I~-,, .The condition of a structure was based upon the number of major or minor defects observed in the various structural elements of each structure. A major defect was one that indicated major deterioration or weakening of the major structural elements. A minor defect was one that indicated major deterioration or weakening of a minor structural element, or minor deterioration or weakening in the major structural elements of the building. Data in Table 2 identify the major and minor structural elements and the various deficiencies that were evaluated in the survey. Structural Classifications { ' F.ach house was assigned to one of three structural categories: standard, deteriorating, or substandard. • 'Ihe standard category includes recently built houses, and houses of all ages which are in generally good condition, but which may need maintenance or minor repairs. Those structures so labeled may benefit from minor repairs, cleaning, and painting • I c_.· -7- �TABLE 2 r·. CRITERIA FOR EVAWATIOO OF STRIJCTURES* ,......., I •1 I : A. MAJOR STRUCTURAL ELEMENTS ~. !. I ,;.I __' 1. ,·--. i ' ; . '.:..:..; 2. r~ Roof a. Major Defect - roof sags or sho,,,s evidence of deflectioos; holes, worn rotten, or missing materials CNer a larger area of the roof; or of inadequate original coostructioo. b. Minor Defect - less critical sag or weakening of the roof structure; holes, worn, rotted, or missing materials CNer a small area. Walls a. Major Defect - holes or rotted or missing material CNer a large area, walls bo,,,ed or a.it of plumb, inadequate coostructioo, or excessive settlement. b. Minor Defect - holes, cpen cracks, rotted or missing materials, not CNer a large area. \ \ .. ---, I -~ 3. ; 1~ • , ' ' \ .. ., Fa.indatioo I a. Major Defect - holes or rotted or missing material CNer a large area , fa.indation walls seria.isly cracked and sagging, bo,,,ed or a.it of plumb, inadequate coostructioo; lack of prcper fa.indatioo. b. Minar Defect - holes, cpen cracks, rotted or missing materials, but not CNer a large area. f .. ',•., l : f' . '\ ' B. MINOR STRUCTURAL ELEMENTS 1. Defects - lcx:lSe, rotted windo,,, frames and sills, a.it of plumb, separated fran wall, worn frames or sills, missing or brcken panes. i ---- L.: 2. ' ·: 3. ~ \ Porches and Steps, Cornices, Eaves (where applicable) Defects - rotted, worn or missing material; or sagging or a.it of plumb; or pulling away fran building. ( I Windo,,,s and Doors Chimney or Flue Defects - a.it of plumb, or sagging, or visible cracks; or lcx:lSe missing masonry units. ""Wade-Trim/IMPACT, 1989. -8- �. 'I ,-r", I '. ; : ,. . \..,;.,. r . -. I ; f•'" ,. \• 'I The hruses in the deteriorating category are in poor condition as evidenced by either a defect in a single major structural element or by five (5) or mare minor structural flaws, including missing materials, rotted frames or sills, and open cracks or holes. The nature of these deficiencies, althrugh undesirable, are such that the repair and rehabilitatioo of the hanes appears to be ecooanically feasible. The hanes in the substandard category are typically so dilapidated as to render them unsafe for habitation. They contain at least two defects in major structural elements, or ooe major defect canbined with five (5) or more minor structural flaws. Rehabilitatioo of these units is assumed not to be econanically feasible because of their advanced age of deterioration. Structural Quality Results The overall cooditioo of single-family reflecting both the high quality of maintenance efforts of the occupants. hruses were classified as deteriorated, (see Table 3). \ l ' t, Map 3 shONs the results block-frontage basis. of the hanes in Davisoo is excellent, original coostructioo and the In total, ooly forty-five ( 45) and two ( 2) rated as substandard structural quality survey oo a The majority of the deteriorating and substandard units are cootained in the northern half of the City. Heavier coocentratioos of deteriorating units can be fa.ind aloog Moore, Bay, Flint, and Lapeer Streets. ' -' ~ Remedial Treatment l r~ I I ,' ' . I ~-- It is recarmended that the areas with deteriorating and substandard units be subject to a prQJram of coocentrated ccx:ie enforcement. The treatment involves a prQJram for the police pONer enforcement of all ccx:ies that regulate the minimum cooditioos of use, locatioo, coostructioo, alteration, repair and maintenance of private prcperty. Primary emphasis shruld be given to the strict applicatioo of building, hrusing, and zooing ccx:ies, and the correctioo or removal of all substandard prcperty cooditioos. The City shruld also develcp cperatiooal plans and schedules for bringing prcperties into canpliance, including staffing and procedures to be follONed, to be canpleted in a short pericx:i of time ( 2-3 years). This shruld include issuing certificates of ccx:ie canpliance for prcperties that are fa.ind in canpliance at the time of initial inspection as well as prcperties that have been rehabilitated. City staff shruld also institute a technical advisory service to prcperty ONners, tenants, and builders, including hane maintenance educatiooal services leading to improved practices in care of the premises. The ccx:ie enforcement praJram is a significant support service that a local canrnunity can implement to encrurage lenders to extend credit in neighborhoods exhibiting a high proportion of aging or deteriorating structures. '·- -9- �TABLE 3 STRUCTURAL QUALITY CITY OF DAVISON, GENESEE COUNTY, MICHIGAN r~ I 1989* . r· ''-· STRUCTURAL QUALITY CLASSIFICATION 1---..~ NUMBER Sound (a) 1,248 96.37 45 3.48 2 0.15 1,295 100.00 I r•~ i . I_. PERCENT OF TOTAL Deteriorated ( b) 1 Substandard (c) TOTAL ' *Comt;>iled by Wade-Trim/IMPACT from field survey condu'c ted June, 1989. (a)The standard category includ.e s recently built houses, and houses of all ages which are in generally good condition; but which may need maintenance or minor repairs. Those structures so labeled may benefit from minor repairs, cleaning, and painting. I l • i' ! [; I } . I__,.. }. ..... , (b)The units in the deteriorating category are in poor condition a~ evidence by either a defect in a single major structural element or by five or more minor structural flaws, including missing materials, rotted frames or sills, and open cracks or holes. The nature of these deficiencies, although undesirable, are such that the repair and rehabilitation of the homes appear to be economically feasible. (c)The units in the substandard category are typically so dilapidated as to render them unsafe for habitation. They contain at least two defects in major structural elements, or ope major defect combined with five or more minor ,structural flaws. Rehabilitation of these units is assumed n'o t to be economically fea~ible because of their advanced age or degree of deterioration • r ,__: -10- �- , .l;. ) )' ) GRAND "···Y1 ·7 · ~ __________ ________ ...., 'E..--.,_...3 SCALE 1· • .<4 •oo 800 12po, SOURCE : FIELD SURVEY JUNE 1989 oo· ...... -l a LESS THAN 10% DETERIORATING/SUBSTANDARD LESS THAN 20% BUT NOT LESS THAN 10% DETERIORATING/SUBSTANDARD 20% OR MORE DETERIORATING/SUBSTANDARD CALCULATIONS BASED ON BLOCK FRONTAOE 3 STRUCTURAL QUALITY ~ Wade-Trim_/JMPACT ~~---~~----~---------~-----~~---~------r:~:J , Mumc,pa/ and CITY OF DAVISON GENESEE COUNTY, MICHIGAN ~ Planning Consultants �,. .•J Many lenders are reluctant to grant loans to O\lners of buildings in such areas. They are afraid that the decline of these buildings will affect the marketability of the neighborhocd adversely, thereby threatening the value of properties that serve as security for their loans. It should be rec(XJnized, h<J.\lever, that under the provisicns of the Camn.mity Reinvestment Act, lending instituticns must provide sufficient resrurces within areas they serve and demonstrate performance in lending. A sensitive ca:ie enforcement program cruld accelerate this loan activity. [ I \. i i \,_,, f L ,··! . l .... L, r, ...... \....; -11- �SOCIOECONOOIC PROFILE Introduction The purpose of this examination is to identify the characteristics of the population and local employment base and to reveal what trends are occurring and what opportunities may exist for future land use developnent activities. For example, a population canprised of members in the family formation group would indicate a need for multiple-family dwellings, active recreation areas, primary educational facilities, and ample employment opportunities. The first of the socioeconanic features to be analyzed is Davison's population characteristics. \.o Population Characteristics Historical Population Growth f ' l, The City of Davison is an integral part of the region embraced by the Genesee, Lapeer, Shiawassee Planning and Developnent Carrnission (Region V). The Region, one of fourteen such planning and developnent regions in the state, includes among its members the various governmental units located in this three County area. Davison, as a constituent of Region v, as well as the Flint Metropolitan Region, is directly affected by regional conditions and trends. Since 1960, the Flint Metropolitan Region has been characterized by population growth and by a significant geographical shifting of population. Evidence of this phenomenon can be seen fran the data presented in Table 4. ' _, The City of Flint, the largest city in the region, has shown continued decreases in population since 1960, most of which occurred during the last decade. IXiring the 20-year period presented, the City of Flint lost 37,329 people, a decrease of 19.0 percent. ( "' Opposite the City of Flint's declining population trend was an increase of population in the out-county. Genesee County, excluding the City of Flint, increased by 103,562 people (5,513 percent) between 1960 and 1980. Thus, it can be seen that many of the residents rnoving fran Flint and to Genesee County have located to suburban and rural areas throughout the remainder of Genesee County and in other areas of the region. L'. l ..- L This shifting of the population was of particular importance to the City of Davison's population growth in that sane of those wishing to relocate from the City of Flint or rnoving into the County for the first time, located in the City. Data in Table 3 indicate that Davison's population increased by 1,498 or 39.8 percent during the 1960-1970 decade. The City continued to gain population between 1970 and 1980, increasing by 828 people or 15. 7 percent. ,_. -12- �• •• r---- ,-- r--·--·-- ~ • J .-----. '- .:;·· .;,,._ r; .....' - -.J - · .... , ..•. 1:1 ·-, . J - -J TABLE 4 POPULATION TRENDS, GENESEE COUNTY COMMUNITIES 1960 - 1980* 1960 1970 POPULATION• POPULATIONb DAV I SON CITY Burton City Cl lo City Fenton City Fl Int City Flushing City Ga Ines VI 11 age Goodrich Vt I lage Grand Blanc City Lennon Vt I lage (pt) Linden Vt I lege Montrose Village Mount Morris City ottsvl I le Vt I lage Otter Lake Vt liege (pt) Swartz Creek City Argentine Township Atlas Township Clayton Township Davison Township Fenton Township Flushing Township Forest Township Gaines Township Genesee Township 3,761 29,700d 2,212 6,142 196,940 3,761 387 701 1,565 - 1, 146 1,466 5,259 32,540 2,357 8,284 19.3,.317 7,190 408 774 5, 1.32 8 102' CHANGE PERCENT OF CHANGE 1960 - 1970 OUT-COUNTY 1980 1970 - 1980 POPULATl ONd NIJ4BER Nll4BER PERCENT GROWTHc PERCENT 1,498 39.8 2.3 6,087 2,840 145 2,142 (.3, 623) 3,429 21 13 3,567 9.6 6.6 34.9 (1 .8) 91.2 4.3 0.2 .3 • .3 29,976 2,669 8,098 159,611 8,624 - 701 6 3,006 1, 789 3,778 724 2 4,928 400 32.3 294 23 (4) 1,922 2,106 1,509 2,680 4,948 11,615 8, 5.35 1,955 1,884 21,011 2,901 2,315 5,203 8,260 7,304 6,957 2,590 2,971 25,589 795 806 2,523 .3, 312 (4,311) (1,578) 635 1,087 4,578 3,484 1,546 5.4 10.4 227.9 .34.9 22.0 8.4 3.3 (66.7) 6.3.9 37.7 53.4 94.1 66.9 (37.1) c18. 5 > 32.5 57.7 21 .8 - 5.3 o.o 0.1 5.5 - 0.6 o.5 0.5 - 3.0 1.2 1.2 3.9 5.1 o.9 1.7 1.0 828 682 14 5,013 (2,564) 312 C186) (33,706) 1,434 32 21 1,716 12 628 (8.3) (532) (42) 12 85 4,180 4,096 7, 155 13, 708 9,570 9,246 3,559 4,769 25,065 1,279 1, 781 1,952 5,448 2,266 2,289 969 I, 798 (524) 440 795 6,848 114 2, 174 1,706 3,246 15.7 7.9 13.2 2.2 C17.4) 19.9 7.8 2.1 .33.4 11.8 40.6 (4.6) ( 14. 1) (5.8) 600.0 1. 7 44.1 76.9 37.5 66.0 31.0 32.9 37.4 60.5 (2.0) PERCENT OF OUT-COUNTY GROWTHc 2.1 o.8 - 3.1 0.1 0.1 4.5 o.o 1.6 - o.o 0.2 3.3 4.6 5.1 14.1 5.9 5.9 2.5 4.7 - CHANGE 1960 - 1980 Nll4BER PERCENT PERCENT OF OUT-COUNTY GROWTHc 2,326 61.8 2.2 276 457 1,956 (.37,329) 4,863 53 94 5,283 o.9 20.7 .31.8 (19.0) 129.3 13.7 13.4 337.5 0.3 0.4 1.9 1,028 240 (238) ( 19) 8 2,007 89.7 16.4 (6.8) (2.7) 133.3 66.8 1.0 0.2 2,074 2,587 4,475 8,760 (2,045) 711 1,604 2,885 4,054 98.5 171.4 167.0 177.0 (17.6) 8.3 82. 0 153. 1 19.3 2.0 2.5 4.7 o.o 0.1 5.1 o.o 1. 9 4.3 8.5 0.1 1.5 2.8 3.9 �f. -· -;' r· - ·• ,;-- ,;. c .-1 ~7 '! ' (--~, ,---, \• .... . ; ,----· ---i ' [I)~ l, .. _. r=1 ---~] rti- .r -··-·1 -. .7 ~ ' r···:-i &\\'i _----·J ·· wj))r · r .. -~, :i,; ~ ••• ~ J L_.;, _-··.:1 TABLE 4 POPULATION TRENDS, GENESEE COUNTY COMMUNITIES 1960 - 1980• (Cont In ued > CHANGE 1960 1970 POPULATION8 POPULATIONb 9,418 3,540 20,633 5,004 4,147 3,843 7,232 19,229 4,679 29,349 8,029 5,535 6,014 9,359 Genessee County 384,2169 Genesse County (Excluding Fl Int) 187,276 Grand Blanc Township Montrose Township Mount Morris Township Mundy Township Rlchfleld Township Thetford Township Vienna Township *Analysis by IMPACT: a PERCENT OF 1960 - 1970 PERCENT GROWTHc 9,811 1,139 8,716 3,025 1,388 2, 171 2. 127 104.2 32.2 42.2 60.5 33.5 56.5 29.4 15.1 1.1 13.4 4.7 2.1 3.3 3.3 445,589 61,373 252,272 64,996 Nll4BER PERCENT OF CHANGE 1980 1970 - 1980 POPULATIONd Nll4BER PERCENT OUT-COUNTY PERCENT OF CHANGE 1960 - 1980 GROWTHc ~ PERCENT 13.4 3.9 14,995 2,624 7,295 5,782 2,748 4,656 5.682 159.2 74.1 35.4 115.5 66.3 121.2 78.6 24,413 6,164 27,928 10,786 6,895 8,499 12.914 5, 184 1,485 (I, 421) 2,757 1,360 2,485 3. 555 21.0 31. 7 (4.8) 34.3 24.6 41.338.0 15.9 450,449 4,860 1. 1 66,233 17.2 34.7 290,838 38,566 15.3 103,562 55.3 - 7.1 3.5 6.4 9.2 OUT-COUNTY GROWTHC 14.5 2.5 1.0 5.6 2.6 4.5 5.5 lq>roved Planning Action. Data from the 1970 u.s. Census, Number of Inhabitants, Michigan b Data from the 1980 u.s. Census, Number of lnhabltnts, Michigan C OUT-COUNTY Percentages do not sum to 100 percent Inasmuch as population gains for lndlvldual governmental units Include growth from Intra-county migration. however, are representative of general degee of convnunlty appeal within the out-county area. Figures, d Burton Township total. e f g Incorporated from Burton Township. Lennon VI llage was Incorporated In Genesee and Shiawassee Counties (1970 population: 624 total; 102 In Genesee County). Figure represents sum of minor clvll divisions within Genesee County as reported In the 1970 unincorporated places. Sum does not equal Genesee County total population reported In same. u.s. Census, Number of Inhabitants, Michigan, exclusive of �l __ n. I~ Recent Population Trends r r- Data in Table 5 compare the population trends of the City of Davison against the County over the last decade. The City gained 828 people during the last decade, or an increase of nearly 16 percent. Genesee County also continued to increase, but at a lesser rate. Data in Table 5 indicate its rate of growth between 1970 and 1980 was only 1.1 percent, representing a population gain of 4,860 people. Thus, the City of Davison continued to be a focal point for new population. l : w Age-Sex Distribution r~ u ., "-~.- ( 1 c> r··1 I L . r__, (~ l i.. •• L~ The relationship of Davison's population by age and sex for the years 1970 and 1980 is presented in Table 6. Examining this information can assist in determining future housing requirements. For example, established family groups demonstrate a tendency to reside in single-family residential units, while a population consisting of mostly family-formation groups (i.e., young married couples), are inclined to reside in multiple-family developnents. The number of males and females are fairly similar for each age group, for each decade. During this 10-year period, all population categories above the 25-34 years cohort gained additional people. The most dramatic changes, ho"wever, occurred in the composition of the total population. The proportion of the population in three younger age cohorts actually declined between 1970 and 1980. The under 5 years, 5-9 years, and 10-14 years age groups lost population (see Diagram 1). Those persons 65 years and older increased by 320 persons or 109.6 percent. It can be inferred from this data base that the population base is aging. Minority Group Composition r ··. !. t...., The City's racial mix has remained predominately white over the last decade. There have been significant gains achieved by the nonwhite population over this time period. Data in Table 7 exhibit the racial composition of the City for 1970 and 1980. The white population had the larger numerical gain during this period, increasing by 756 persons. This compares with a nonwhite population addition of 72 people. The nonwhite population, however, had the larger percentage increase (600 percent versus 14.4 percent for the white population). r; L Household Size relatively recent phenanenon, characteristic of today's population, is one of the declining household size. As a result, it has not been uncorrrron for ccmnunities to register a net increase in the housing supply while simultaneously recording a population loss. This trend has evolved due, to a large extent, the declining family size. A ·~ The City of Davison is not irrmune to this trend. Data in Table 8 depict the persons per household ratio for Davison for the years 1970 and 1980, plus those forecasted for the City through the Year 2000 (see Diagram 2). -15- �.... .J TABLE 5 r- 1 CITY OF DAVISON AND GENESEE COUNTY POPULATION COMPARISON 1970-1980* - I : L..J ,, I , I , I, _, I LJ CHANGE 1970-1980 NUMBER PERCENT GOVERNMENTAL UNIT City of Davison Genesee County 5,259 445,589 6,087 450,449 828 4,860 15.7 1.1 r~ I L.J F L .· *Analysis by Wade-Trim/IMPACT. aData from 1980 U.S. Census of Population, Number of Inhabitants, Michigan. r. 1·· I L ., ..,. i . L -16- - - --- . �TABLE 6 l , AGE-SEX COMPOSITION CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1970 AND 1980* ,---. ! I .: ( ---, 1·: 1970 AGE-SEX CHARACTERISTICS ( a) I \ . ,~ i . i \ AGE-COHORT ---------- Under 5 1 L.. 1-~ I , i . .:. \_ ~ I. ,- 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65+ TOTAL ~- .•. r· \......; iI t_,,. ,_ { ---------------247 301 337 251 195 368 312 290 96 69 109 9.6 11. 7 13.1 9.7 7.6 14.3 12.1 11. 3 3.7 2.7 4.2 FEMALE NUMBER PERCENT --------------246 316 297 247 233 366 350 282 96 68 183 ----- ----- 2,575 ----- 100.0 2,684 9.2 11. 8 11.1 9.2 8.7 13.6 13.0 10.5 3.6 2.5 6.8 TOTAL NUMBER PERCENT --------------493 617 634 498 428 734 662 572 192 137 292 9.4 11. 7 12.1 9.5 8.1 14.0 12.6 10.9 3.7 2.6 5.6 ----- ----- ----- 100.0 5,259 100.0 1980 AGE-SEX CHARACTERISTICS (b) .. ' MALE NUMBER PERCENT AGE-COHORT ---------- Under 5 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65+ TOTAL MALE NUMBER PERCENT ---------------226 219 252 281 309 480 321 287 138 101 177 ----- 2,791 8.1 7.8 9.0 10.1 11. 1 17.2 11. 5 10.3 4.9 3.6 6.3 ----- 100.0 FEMALE NUMBER PERCENT --------------219 205 256 326 353 529 354 350 137 132 435 ----- 3,296 6.6 6.2 7.8 9.9 10.7 16.0 10.7 10.6 4.2 4.0 13.2 TOTAL NUMBER PERCENT --------------445 424 508 607 662 1,009 675 637 275 233 612 7.3 7.0 8.3 10.0 10.9 16.6 11.1 10.5 4.5 3.8 10.1 ----- ----- ----- 100.0 6,087 100.0 ------------- 11 ' * Analysis by Wade-Trim/IMPACT (a) Data from 1970 U.S. Census, General Population Characteristics, Michigan. ----------------------------------- (b) Da~-a from 1980 U.S. Census, General Population Characteristics, ~ichigan. ----------------------------------- i....... -17- �,., DIAGRAM 1 ,--, i I . Age Composition r City of Davison Genesee County, Michigan d :,-.- 50%,----- ----- r~ \ , i . l. 40% .. l. ., f .~ ' \ _• 30% .. ,. I ... \ 20% .. ,.. f .. \- ~· rI .• 10% .. 0% • • • • • • • • • • • • • ~"r'"T> 0 - 19 20 - 34 35 - 64 Ages •1970 ·-~ , ' ' DIIl]19so 65+ �TABLE 7 l MINORITY GROUP COMPOSITION CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1970 AND 1980* '~ p \' J l . ' 1970 (a) NUMBER PERCENT RACE 1980 (b) NUMBER PERCENT ------ ------- White Black 5,247 12 99.8 0.2 6,003 84 TOTAL 5,259 100.0 6,087 ----- 98.6 1. 4 ----- 100.0 CHANGE 1970 - 1980 NUMBER PERCENT ------ ------- 756 72 14 . 4 600.0 828 15.7 ----- ----- \ .: * r . i ' l __. ,· l\ i ... Analysis by Wade-Trim/IMPACT. (a) Data from the 1970 U.S. Census, General Population Characteristics, Michigan. -------- {b) Data from the 1980 -U.S. Census, General Population Characteristics, Michigan. -------- l l. t !- \_ f' ~--· ( - L- -18- �TABLE 8 PERSONS PER HOUSEHOLD TRENDS AND PROJECTIONS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1970-2000* p , __ I r -. CATEGORY Persons Per Household i ·•. l . ~ ; \~ '· 1980(b) 3.37 2.53 CHANGE 1970-1980 NUMBER PERCENT (0.84) 1990 2.5 2000 - 2.4 Analysis by Wade-Trim/IMPACT. (a) Data from 1970 U.S. Census, General Population Characteristics, Michigan. ---------------------------------- {b) Data from 1980 U.S. Census, General Population Characteristics, Michi~an. ---------------------------------- (c) Consultant estimate. I ,. . . 1 ' , .. ! (24.9) PROJECTIONS{c) * I ~ \ 1970(a) I I ·, \ ,. - ..,. .•t' -19- �DIAGRAM 2 Persons Per Household Trends and Projections City of Davison, Michigan r t - J : - --- ,,.------ 3.37 ·' 3 ----•-·• ·- ----- - - - - - - - -------·------··-··- ----- - ·- ·- -·--- -- l I I -f ... .... . I I i [ 2 ...... .. II )~ \, L. 1 ..... ... [ I ' .,_.i,· .. ) 0 - 1970 ~ 1980 filffl 1990 ~ 2000 �!. r·-, . \ n (J The City has experienced a decrease in the number of persons per household since 1970. In 1980, the City's persons per household ratio was 2.53, a decline of 24.9 percent (0.84 persons) since 1970. The City is also expected to experience a continual decrease in the number of persons per household over the next 10 years. Such a decline must be considered when analyzing future housing needs, as housing units will be occupied by far fewer people • ,I ·,·; r ; I.... -.... Population Projections I There are several methods often utilized to project the future population of a corrrnunity, but all basically involve, to some degree, the extension of past trends into the future. Data in Table 9 present four different approaches. These are also shown on Diagram 3. (".. I \,..., The GLS Region V Planning and Developnent Corrmission prepared future year population estimates for its constituent corrmunities. Their most recent projection forecasts a City population of 6,761 people by the end of this Century. u ,. l The Component Analysis methodology also uses the County projections. This forecast applied the 1980 ratio of City population to the total County population, against the projected Year 2000 population of the County estimated by the GLS Region V Planning and Developnent Carmission (305,102 people). Assuming the City retains a constant share of the County population, it can be estimated that by the Year 2000, the City will contain 6,407 people. . \: I ·• l other projections are shown in Table 8. They reflect the population trends during the last decade in the City and as consultant estimate. In our judgment, however, we believe the City's Year 2000 population will substantially increase above its existing population total, given the availability of vacant, buildable residential acreage in the coomunity. Thus, for purpose of this report, we estimate the City's Year 2000 population at 8,201 people. ~ i \. . {; I\.... . . '. . Income Characteristics One of the most important determinants of the economic vitality and potential of a community is the income available to its residents. Data presented below analyze the per capita, family and household income characteristics of City residents. - Per capita, Family and Median Household Income ( . I Data in Table 10 compare per capita, median family, and median-household income data between Genesee County and the City for the Year 1979, the most recent year comparable data are available. r-• ' , I • -20- �TABLE 9 YEAR 2000 POPULATION PROJECTIONS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN* ,_ ,........ i ! ' t _; 1980 POPULATION(a) ( ., 6,087 I , . ~_.,, GLS(b) 6,761 YEAR 2000 PROJECTION, BY TECHNIQUE COMPONENT ANALYSIS(c) ARITBMETIC(d) CONSULTANT(e) 6,407 7,743 8,201 ' * Analysis by Wade-Trim/IMPACT. (a) Data from Table 2. (b) Data from the GLS Region V, Population Estimate and Projections. (; j ; I ~~ '·. , . I (c) Figure repesents City's 1980 share of out-County population applied against County's Year 2000 out-County population projection of 305,102 people prepared by the GLS Region V. (d) Represents extension of population trend between 1970 and 1980 on a numerical basis. (e) Consultant estimate based upon persons per household, vacant land and housing distribution trends. r l__ , .. ~ . I ~- ' ,. !I , L f . !: -~ I \ . -21- �. , r--··-- r ·--· ~ . ' <. ,-.·- ·-·· , ,..._. ·-· ._,,,, - -; .~ ~ ·. r- -· "') ~·--~ i 0 -~ ,, ~ "vJ DIAGRAM 3 ' Population Projections City of Davison, Genesee County Population (Thousands) 10000.--------------, ' 8000 1~-----·- -·· ---·-··-·· ---···- -····· ··· --··- -·-·· --- ·-·- - I -a- 600 GLS Region V -A-- Component Analysis I 4000 I I ~ Consultant -e- Arithmetic I--- -···· · · .. -··-··-· · · ····· --.. ... ....... .. · ---· · -· --··- -· · -· · 2000 r · -··· ·.·· · ····· ··· ····· ···· ·· ······· ··· ··· · ·· ···· ··· · ······.··· 0L--------:------1980 2000 Year ,;. ,,...__.., ~ --. -7 '~· \ .... "":··· ··1 ·' �TABLE 10 .. .. "I; l PER CAPITA, MEDIAN FAMILY, AND MEDIAN HOUSEHOLD INCOME COMPARISON CITY OF DAVISON AND GENESEE COUNTY, MICHIGAN 1979* l J''. \,_ r: /' INCOME CATEGORY GENESEE COUNTY Per Capita (a) $8,276 Median Family (a) (a) DIFFERENCE NUMBER PERCENT ------ ------- $7,951 325 3.9 $24,565 $23,717 848 3.5 $20.,.197 $20,996 -799 -4.0 ------- -------- Median Household DAVISON CITY ------- -------------------- I L. i~ j * Analysis by Wade-Trim/IMPACT. (a) Data from 1980 U.S. Census, General Social and Economic Characteristics, Michigan . -------------------------- \_. I. ) ' I i 1,_ . ~ ,' '~· L I : l ( ' l -22- �r· ,-, i -: i : -; \. c- i ' The County's per capita income in 1979 of $7,951 was $325 or 3.9 percent less than the City's per .capita incane. Genesee County's median family income for the same year was $848 or 3.5 percent less than Davison's median family incane·. Davison's median household incane was $799 or 4.0 percent less than Genesee County's median household incane. Thus, the City is fairly representative of the County as a whole in terms of these income characteristics. ' Household Incane Distribution and Poverty Status r . . ., I i ,.,.i.' ; ( - ~-/_ \ I -1 Il - \._j l . ,_; Households are considered the standard "consumption" unit in long-range planning. Households represent all the persons who occupy a housing unit. It may include one person living alone. This differs from a family which is defined as householder and one or more other persons living in the same household who are related to the householder. According to the 1980 U.S. Census, the City of Davison has 2,354 households. Data in Table 11 show the distribution of households by income category by neighborhood. The neighborhood units are shown on Map 4. Oller 23 percent of all households have incomes under $10,000 per year. This data suggests that the City may have a sizable portion of its population in poverty. Data in Table 12 canpare the poverty statistics of Genesee County and Davison by total persons and number of families in poverty. The data indicate that the City is not unusually burdened by a population in poverty. The number of families and persons in poverty within the City of Davison is significantly less than the same statistics for the County as a whole. Housing Characteristics r .. ; l .. \ , This section of the study details the characteristics of the City of Davison's housing stock by type, age, value, occupancy characteristics, and other indices. Such an analysis is essential in determining the type of new housing which should be built in the City since, to a large extent, it is the characteristics of the existing structures which will determine what can be built and marketed in the future. Type of Structure [ Data in Table 13 and Diagram 4 describe the type of structures which exist in the City as of 1980. Ollerall, the housing stock is characterized by single-family homes. In 1980, 53.1 percent of the homes in the City were of the one-family variety. Only a small portion (6.7 percent) were canposed of duplexes, triplexes, or quadplexes. Nearly 34 percent of all units were in structures containing 5 or more units with most of these in Neighborhood Nos. 47 and 48. There were 160 (6.4 percent) IOObile homes or trailers available as a year-round housing unit. -23- �,~ '-..,' TABLE 11 ~ . HOUSEHOLD INCONE DISTRIBUTION CITY OF DAVISON, GENESEE COUNTY, "ICHIGAN ~ r·: 1979t (al b r-··., NEIGHBORHOOD ..."., JNCDNE Ill 1979 }· ~-.~ Less thin $5,000 042 ·-· 043 HOUSEHOLDS NU"BER PERCENT 045 044 HOUSEHOLDS NUNBER PERCENT HOUSEHOLDS MU"BER PERCEJIT 046 HOUSEHOLDS NUNBER PERCENT HOUSEHOLDS NUNBER PERCENT ·,. ri . \.J ,' .... Lj r-: i l .,. l .- ~ ..... $5 1000 - Sl,499 $7,500 ~ $9,999 $10,000 - $14,999 $15,000 - $19,999 $20,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 or tore TOTAL r~, I I C • ·- { l ' i\ ._.__•. \. I ( : 43 6 3.8 7.0 1. 3 19.6 14.2 13.3 25.3 13.6 t. 9 16 6 20 8 26 23 30 5 0 11. 9 4.S 14.9 6.0 19.4 17.2 22.4 3.7 316 100.0 134 NEIGHBORHOOD 047 SS,000 - Sl,499 $7,500 - $9,999 $10,000 - $14,999 $15,000 - $19,999 $20,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 or tore TOTAL 150 68 24 28 82 9 4.6 7 o.o 12 38 7 31 42 39 11 3.6 6.1 19,4 3.6 15.8 21.4 19.9 5.6 100,0 19b 100.0 048 HOUSEHOLDS NUNBER PERCENT INCONE IN 1979 Less thin $5,000 '- ... 12 22 4 . 62 45 42 80 26 5 22 4.9 43 so 11 13 573 100.0 358 100.0 93 35 93 37 0 14 25 12 27 1.4 14.3 14.3 16.2 6.1 1.9 69 { .. ..,._ . by 252 100.0 0 0 0 11 o.o 0 o.o 301 100.0 77 100.0 la) Dita frot 1980 U.S. Census, Ntighborhood Statistics, Genesee County, Iii chi gin, ------------------- -24- o.o HOUSEHOLDS NUNBER PERCEJIT o.o Wadt·Tri1/JNPACT -~ TOTAL 0 102 I • '• Anilysis 100.0 _62 59 .I f 147 6 4.7 8.3 4.0 9.0 19.6 33.9 20.6 ("''.· t _: 17 .1 2.4 12.7 18.3 23.8 10.7 12.3 2.8 0.0 <JSO HOUSEHOLDS NU"BER PERCENT 7.3 6,1 12.0 14.0 19.3 26.0 10.3 3.6 82 43 6 32 46 60 27 31 7 0 049 HOUSEHOLDS NUNBER PERCENT 26.2 11. 9 4,2 13 29 18 4.8 6.1 10.2 17.0 17.0 4.1 8.8 19.7 12.2 7 9 15 25 25 11 10 31 14 0.0 0.0 14.3 14.3 13.0 40.3 18.2 HOUSEHOLDS NUNBER PERCENT 263 137 154 273 333 349 515 11.2 5.8 6.5 11.6 14.1 14.8 59 21.9 11.S 2.S 2,354 100.0 271 •I 1 j ~ l �) ) ••••••••••••••••••••••••••••••••••••••••••••••••••••••••• DAVISON CITY 042 I :,1j ~.................~ 11 11 I~~ ;•;:•I ! dt~~,~. . . . .. I; DAV I SON CITY 044 I I ,a t:~'lrI I I "---+I- --+--'---'-/ ••• I I I l§tJ~lfu=st-¼=9 I ..J l .__j..._ ;! !! l1l11!1,1,1 !1,1,i! 11111I,; I I I I I I mt,~,1,I !,1,1 ! ,1l,1 ! I I • I •· I ~ DAVISON C I TY =048 I I I • ... ----------- •• • •I• I • •• ··············~·-······-- I I u •• •I I I I I I I I "-. y · ----) i -~· \, ,..._________ .. ...,. r··· __________j , ao o ~ SCALE ,· • ,oo •~o ;J'o • oo· SOURCE1 GENE SEE COUN T Y METRO P OLITAN PL AN NIN O COMMI SION, CO M MUNIT Y DEV E LOP ME NT PRO GR A M, 19 8 0 CEN SUS, NEI GH BORHOO D DATA ------------------ r---------. . ________ .: : NEIGHBORHOOD UNIT BOUNDARIES 4 NEIGHBORHOOD UNITS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN ,~~:, i~ Wade-Trim/IMPACT Municipal and 1 Planning Consultants �i'....... TABLE 12 POVERTY STATISTICS COMPARISON CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1980* G I I ; \....1 r i POPULATION IN POVERTY GENESEE COUNTY(a) NUMBER PERCENT DAVISON(a) NUMBER PERCENT Total Persons 47,352 10.6 342 5.7 Total Families 10,969 9.3 59 3.7 ('" " \, .. * Analysis by Wade-Trim/IMPACT (a) Data from 1980 U.S. Census, General Population Characteristics, Michigan. ---------------------------------- NOTE: ' L ... ! • ,__ The term poverty connotes a complex set of economic, social, and psychological conditions. The statistics presented above provide .o nly estimates of economic poverty based upon receipt of money income before taxes. Nonmoney in9ome is not considered in determining poverty status . r' ._ l . ,, -25- �f..., I I:..:;) TABLE 13 TYPE OF STRUCTURE YEAR-ROUND HOUSING UNITS CITY OF DAVISON, GENESEE COUNTY, 111CHI6AN [ 1980• la) r·t. NEIGHBORHOOD (--., UNIT TYPE l. 1, detached or attached c~ l. ' ' NUNBER PERCENT NUl18ER PERCENT 04b NUNBER PERCENT 13 10.5 163 79.9 108 65. 0 (1.0 0 o.o 0 o.o 28 3 and 4 unit structure 27 8.2 0 o.o 15 7.4 5 or 1ore unit structure n 28.0 0 o.o 0 0 o.o 111 89.5 329 100.0 124 100.0 TOTAL l- - NUl18ER PERCENT 045 b3.B Nobile h011e or trailer (~' i 044 043 210 2, duplex t· ~: 042 NUNBER PERCENT 149 65.9 17.t} 0 0.0 16 9.7 22 9.7 0,1) 13 7.9 32 14.2 26 12. 7 0 0.0 23 10.2 204 100.0 165 100.0 226 100.0 1·~ I l_.~ ME16H80RHOOD UNIT TYPE I (.,.. 1, detached or attached r~ 047 048 NUl1BER PERCENT 04'i NUl1BER PERCENT TOTAL 050 NUl1BER PERCENT NUNBER PERCENT NUl1BER PERCENT 171 25.8 179 45.5 293 91.B 45 54.2 1331 53,1 \...; 21 duplex lb 2.4 0 0.0 0 o.o 0 o.o 44 1.8 r-, 3 and 4 unit structure 8 1.2 10 2.5 20 b,3 4 4.8 122 4.9 468 70.6 204 51.9 b 1. 9 34 41.0 849 33.9 0 0.0 0 1),0 0 o.o 0 0.0 160 6.4 663 100.0 393 100.0 319 100.0 83 100.0 2,506 100.0 I' . l • 5 or ,ore unit structure c· ' L. ~ ..... l1obile -ho1e or trailer TOTAL l .,· . (_·. ( ------------------------t Analysis by Wade-Tri1/Il1PACT r--· (al Data fro1 1980 U.S. Census, Neighborhood Statistics, Genesee County, 11i chigan. ----------------------- I L.. -26- �DIAGRAM 4 ('"'; : .- Type of Structure n l ( ., Year-Round Housing Units City of Davison, Michigan ,..., I, : l._ !h ' j l f,.; 1··, '. L~ I·-, 5 or more 33.9% i L l~ Mobile Home 6.4% 1980 �r· Hcusing Tenure rI~.. ·' ,., I , I ·; [ I .::, r···. t l j i' ' Occupancy characteristics are presented in Table 14 and Diagram 5. A total of the 2,506 hcusing units are available for year-rcund living. Almost all of the units (95.3 percent) are occupied. These units are almost evenly divided between cwner-occupied units (55.2 percent) and renter-occupied units (40.0 percent). This is atypical, cC11Sidering the high pre.portion of single-family hcxnes in the canmunity. Thus, it is evident that many single-unit structures are rental hones. It is also important to recOJnize that the City has a vacancy rate of 4.7 percent. Five percent of a camn.mi ty' s habitable hcus ing stock shculd remain vacant to prOllide diver~ity in hcusing selection, to permit hcusing rehabilitation or replacement activities to occur, and to ensure asking prices for hones are indicative of actual market conditiC11S, while at the same time protecting private investment. Vacancy rates belcw five percent demonstrate a restricted hcusing environment and afford little cpportunity for interested hcuseholds to acquire available units. Thus, it can be inferred that the City's housing units are in demand, and that the available supply shculd be expanded, otherwise hcusing values will becone inordinately inflated. Assisted Rental Hcusing l l, ~ r~. \ There are 1,004 renter-occupied hcusing units in the City. It is important to note that 290 or 28.8 percent are publicly assisted units. Data in Table 15 reveal the existing assisted rental hcusing canplexes in the City by locatioo, type of structure, and financing prQJram. \. .. , Unit Value l... Reusing costs in the region, as in other areas of the natioo, have been rising rapidly in recent years. The gap between the cost of decent hcusing, particularly new hcusing, and what hcuseholds can afford to pay is grcwing. This results in· increased numbers of pecple being priced cut of the new hcusing market. . The City of Davison is not irrmune fran rising hcusing costs. Data in Table 16 shew the median value of hcusing for the City for the years 1970 and 1980 for cwner and renter-occupied units. Values are expressed in 1980 dollars. The cost of cwner-occupied units has increased in real terms by 5.6 percent ($2,454) CNer this ten year pericx:i. Contract rent prices, hcwever, have decreased Oller the previcus decade, ranging fran $303.75 to $267.81. This is assumed to be a result of the members of new rental units which were constructed in the Davison market area during the decade. I l., ( Hcusing Affordability The hcusing stock in a carmunity shculd be affordable to its residents. If hcusing costs are prdlibitive, hcusing needs remain unmet in spite of unit availability. -27- �TABLE 14 OCCUPANCY CHARACTERISTICS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1980* r., I L. CATEGORY NUMBER(a) PERCENT OF TOTAL HOUSING UNITS 2,506 100.0 2,389 1,385 1,004 117 11 95 11 95.3 55.3 40.1 4.7 1 0.0 2,507 100.0 Year-Round Housing Units Occupied Housing Units Owner-Occupied. Renter-Occupied Vacant Housing Units Vacant for Sale Vacant for Rent Other (b) [ I. I:. Vacant Seasonal and Migratory TOTAL HOUSING UNITS 0.4 3.8 0.4 . { I \.. L. r ' .. i \_ * Analysis by Wade-Trim/IMPACT (a) Data from 1980 U.S. Cen3us, General Population Characteristics, Michigan. ---------------------------------- (b) Includes rented awaiting occupancy, held for occasional use, or boarded up. ' L. '•-· -28- �-~' DIAGRAM 5 ' ~ r· I C. r ~ !. L.. ( ! Housing Occupancy Characteristic.s City of Davison Genesee County, Michigan ' I , 55.27% , ... ! l . ,. I 4.67% I r ' L. r -. ! !t__,. 40.06% 55.27% Owner Occupied Housing Units 40.06% Renter Occupied Housing Units 4.67% Vacant Housing Units �TABLE 15 r··•. PUBLICLY ASSISI'ED HOUSING UNITS SERVING ~VISON, GENF.SEE COUNTY, MICHIGAN 1986* I [,; DEVEIDPMENT NAME AND ADDRESS r-· l._. ( I . I I_ I . 1 TOTAL AVERAGE FINANCING PIO:;RAM YEAR OPENED MANAGEMENT CCMPANY UNITS Braidwocd Manor 336 North Main Davison, MI 48423 (313)653-1808 Marrs Management and Realty 2950 E. Jefferson Suite 201 Detroit, MI 48207 100 4 years Section 202a (elderly) 1982 Glastonbury Manor 300 Sooth Main Davisoo, MI 48423 (313)653-0810 W. H. Investments 5582 Drake W. Bloanfield, MI 190 1 year Section 236b (elderly) 1974 WAIT 48033 I !. rrr.'I l *Canpiled by Wade-Trim/IMPACT, fran records of the U.S. Department of Hoosing and Urban Develcpnent, Detroit Area Office, Loan Management Divisioo and supplemented by telephooe interviews with project representatives. aSection 202: Loog-term, direct loans at bela-, market interest rates are made available to nonprofit spoosors, cocperatives, and public agencies for the construction or rehabilitatioo of multiple-family rental or cocperative hoosing for the elderly or handicapped. bsectioo 236: FHA insurance and interest reductions were prwided to eligible spoosors for coostructioo or rehabilitatioo of rental and cocperative multi-family hoosing. This prcgram was phased a.it in 1974 with the intra:iuction of the Sectioo 8 (monthly rent subsidy) prcgram. , .. I . ' ~ L· I -29- �!,• I TABLE 16 HOUSING VALUE TRENDS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1970-1980* 1-..., CATEGORY 1970(a) 1980(b) CHANGE 1970-1980 NUMBER PERCENT Median Value of Owner-Occupied Units $43,650 $46,104 $2,454 Median Value (Contract Rent) of Renter-Occupied Units $303.75 $267.81 ($35.94) I '· J I L_ I~ 5.6 -11. 8 L.: I_. * I·-. Analysis by Wade-Trim/IMPACT I . ; [_. ~ I I- . (a) 1970 U.S. Census data indicate the City's 1969 median value of owner-occupied units is $19,400 and median contract rent value at $135. These figures have been updated by a factor of 2.25 to reflect the increase in the Consumer Price Index and to represent 1980 dollars. (CPI of 109.8 for 1969 and 246.8 for 1980; 1967 = 100.) (b) 1980 U.S. Census data indicate the City 1979 median value of owner-occupied units approximates $40,800 and median contract rent value at $237 (consultant estimates based upon Census Tract data). These figures have been updated by a factor of 1.13 to reflect the increase in the Consumer Price Index and to represent 1980 dollars. (CPI of 217.4 for 1979 and 246.8 for 1980; 1967 = 100.) ''I L. i ' I !' ' '-- r·: l~ ' ' . I -30- �Total household income determines the price range of affordable housing for most families. In the case of purchased housing, . the price of a house is typically three times the household income. Thus, it is assumed that a family earning $20,000 per year can afford a $60,000 home. f7 I-. L.1 ;· ' . ··~ \. \'. L, , .... I ' r• L I ,.., (, i . L. l .• i : One must recognize that this type of analysis is only one indication of affordable housing. In actual practice, the price of a house a household can afford is determined mainly by three factors: the size of the mortgage that must be secured and the interest rates; the property tax, insurance, and utility rates on the home; and the total indebtedness of the household for all items other than housing. Nevertheless, such an analysis provides an indication of housing cost trends and the ability of the purchaser to acquire such housing. Data in Tables 17 and 18 show the breakdown of affordable purchase and rental housing by household income of City residents. Data in Tables 16 and 17 reveal that both lower and higher income households are not finding housing units within their affordable range. Lower incane groups appear to be spending more, whereas higher income groups are choosing to pay less for housing. Age of Structure The age of a house is one factor used in the evaluation of the structural quality of the building. The average life span of a house averages 50 years, with sane lasting longer while others deteriorate faster, depending upon the quality of original construction and maintenance. Using this standard, many hanes built in the City prior to 1940 should be approaching the end of their utility. Data in Table 19 identify the number of year-round housing units by year of construction. over half (60.3 percent) "W"ere built since 1960, 34.9 percent of which were built since 1970. Conversely, only 14.8 percent of the hanes were built before 1940. Thus, based upon this measure alone, and verified by the Structural Quality Survey, it can be concluded that the vast majority of the City's housing stock is structurally sound. The number of housing units grew in the City by more than 55 percent between 1970 and 1980 (see Table 20). This is 40 percent higher than population growth during the same period of time (see Table 2) • 111.e larger growth in housing is explained by the trends toward a smaller household size. r , i Recent Residential Activity Data in Table 21 document the trends in new residential construction in the City since the last U.S. Census (1980). Forty-seven (47) units (net) were added to the City's housing supply since 1980. This is because the City had virtually reached its in-fill building capacity by the onset of the current decade. Future construction will rely primarily on redevelopnent opportunities, and developnent of vacant land in the northeast quadrant of the City. -31- �L . :. ). - - I l • r::-- -, I'"- l. . J -·-. - - -·,~ ( ,.... . -·; : ,•;·c•7 l.. - - .. ..--- 'O; t ... ~ l ,..-•,~•• !t.~- -:J h~ ~-.-- :7 ':_,_,...J -- --: W,IJJ ~ .fl\·_- } .. !", TABLE 17 n«DIE <n,T OORREIATICW CHmR--OCClJPIED IIXJSIN3 UNITS CITY OF D!\VISCW, GENESEE OOBI'Y, MIOIIGAN 1980* NtlmEROF tumEROF MAXDUt VAIJJB OF I w N I CHmR---OCCUPIED IDEmoLOO IN INCOm CATEO)RY(b) SPOCIFIID CHIBR--OC'CUPIED UNITS IN 'IBIS IIXJSIR; VAUJE CAT1ll)RY ( c) IKXJSIOO UNIT SURPim/ IEFICIF.NCY(d) IIXJSF8::>ID IOCOIE CAnxnRY AFFORDMIB IIXJSIOO(a) Less than $5,000 less than $15,000 129 25 -104 $5,000 - $9,999 $10,000 - $19,999 $15,000 - $29,999 $30,000 - $59,999 143 298 175 759 + 32 +461 $20,000 - $49,999 $50,000 or rrore $60,000 - $149,999 $150,000 or more 560 29 200 0 -360 - ·29 1,159 1,159 *Analysis by Wade-Tri.nvIMPACT. (a) Maximum value of affordable housing calculated to be 300 percent of income. (b) Data estimated from the 1980 U.S. Census by applying the percentage of households per income category to the total number of specified owner-occupied housing units. (c) Consultant estimate based on 1980 U.S. Census data on housing value and existing land use inventory. (d) Surplus/deficiency calculated to be the difference between the number of households per incane category and number of units per income category. ' �[ .. 4 - l ~- ---- f ·-- _.,. -; ' <· :- . __ ... r - •-'·---. r---~i , r---, .; , ---,~--. ·--.1 ,_ r"'----.. L. l c-.-.J a\,,. 7 .- •-., , ,,. i TABLE 18 n«nm CD,'f OORRElATIOO RmTER--OCCUPIIDIDErt«;WITS CITY OF MVISCW, GENESEE CXXNI.Y, MIClllGAN 1980* RN3EROFRmTAL IDEEOOU> nnJIE CAnRlRY MAXDUI AFFORIWllE fDfflILY RFBI'(a) Less than $5,000 $5,000 - $9,999 $10,000 - $14,999 $15,000 or more Less $125 $250 $375 tumER OF IDEIH:>I.00 WITS IN VAWE IN INCD1E CATIU)RY(b) CATlll)RY(c) than $125 - $249 - $374 or more 109 121 114 634 55{e) 529 388 6 978 978 fDETI«; lfiIT SCJRPUE/ IEFICIFH:Y (d) - 54 408 274 -628 I w w I * Analysis by Wade-Trim/IMPACT. (a) Maximum affordable moothly rent calculated to be 30 percent of moothly ha..isehold incare. {b) Data estimated fran the 1980 U.S. Census, by applying the percentage of ha..iseholds per incane category to the total number of specified renter-occupied ha..ising units for which cash rent was received. (c) Coosultant estimate based upoo 1980 U.S. Census data. Excludes units for which no cash rent was received. (d) Surplus/deficiency calculated to be the difference between the number of ha.iseholds per incare category and number of units per incane category. (e) Includes ten renter-occupied ha..ising units with no cash rent. �I : l ..: TABLE 19 Q' AGE OF STRUCTURE CITY OF DAVISON, GENESEE COUNTY, NICHI6AN 19B0• la) flu 0 NE16HBORHOOD ,..,_, YEAR STRUCTURE BUlLT i .. • \ ,-: l. L. r·-. L r--~ i . to to to to to to or 1979 1975 1970 1960 1950 1940 1939 Narch 1980 1978 1974 1969 1959 1949 earlier TOTAL 043 042 NUNBER PERCENT 0 40 58 59 96 0.0 12.2 17.a 41 17,9 29.2 10.b 12.5 329 100.0 35 044 NUIIBER PERCENT NUNBER PERCENT 5 0.0 13.7 72.b 9.7 I}. 0 0.0 4.0 0 37 81 59 0 21 124 100.0 204 0 17 90 12 0 0 2.9 0.0 18.1 39.7 28.9 b 046 045 NUNBER PERCENT NUl'IBER PERCENT 0. 0 0 10.3 0 18 13 20 114 0.0 (1.0 10.9 7.9 12.1 69.1 104 0.0 3.5 17.3 15.5 17.7 46.0 100.0 165 100.0 226 100,1} o.o 0 0 8 39 35 o.o 0 40 l • L fl \.~ (~ I... ' f • i NEIGHBORHOOD YEAR STRUCTURE BUILT to Narch 1980 to 1978 1979 1975 1970 1%0 1950 to 1974 to 1969 to 1959 to 1949 mo 1939 or earlier 047 048 NUftBER PERCENT NUftBER PERCENT NUl'IBER PERCENT 0 7 88 250 10 5 0.0 1.8 22.4 63.b 2.5 1.3 49 0.0 7.4 b3.5 5.1 13.9 2.7 7,4 33 8.4 0 6 33 75 179 22 5 663 100.0 393 100.0 320 0 49 421 34 92 18 TOTAL 050 049 NUNBER PERCENT o.o 0 1.9 10.3 23.4 4 NUNBER PERCENT 11 0.0 4.8 13.3 6B 81.9 123 74b 636 0.0 4B4 b.9 l,b 0 0 0 29.8 25.4 19.3 (1,0 0.0 140 372 14.8 100.0 83 100.0 2,507 100.0 55.9 b 0.2 4.9 s.a L, TOTAL ( ... I ' ,- - l.-1 ----------------------- I I \..:, ,---. t \ • Analysis by Nade-Tri1/Il'IPACT la) Data fro• 1980 U.S. Census, Neighborhood Statistics, 6eneste County, llichigan. -------------------- -34- �TABLE 20 YEAR-ROUND HOUSING UNIT TRENDS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1970-1980* CHANGE 1970-1980 YEAR i I CATEGORY • 1970(a) 1980(b) NUMBER PERCENT 1,615 2,506 891 55.2 \ ·" ·Year-Round Housing Units I" i\ .• * Analysis by Wade-Trim/IMPACT (a) Data from the 1970 U.S. Census, Detailed Housing Characteristics, Michigan. -------------------------------- (b) Data from Table 13. !. i .. i . L l L, I \ I . [_. \ ; . -35- �Based on data in Table 21, it can be calculated that the City currently has 2,554 hoosing units. C -' EmplOflllent Characteristics ,·-. The primary determinant of pcpulation within a carmunity is the emplcyment cpportunities available nearby. Ha,.,ever, within a particular labor market area sane local municipalities functioo as major emplcyment centers while others are primarily places of residence or "bedroan" canmunities. The City of Davisoo, being in Genesee Coonty, is part of the Flint Area Labor Market. Thus, the emplcyment cpportunities available, not only in the City but in other parts of the Flint Labor Market Area, constitute the econanic base to which the City is inexorably tied. . ' According to the U.S. Census, there were 2,484 City residents emplcyed in 1980 or 40.8 percent of the total pcpulation. The folla,.,ing text will identify what industries this work force works for, and what positions they hold. Historical data is also presented to reveal changes in emplcyrnent patterns. EmplOflllent Industry Data in Table 22 document the emplcyrnent by major industry grooping for emplcyed residents for the years 1970 and 1980. i I, .. ., ... ! I, __ f ' L r - In 1970, the greatest share of the work force was emplcyed by manufacturing industries (37.8 percent). Other major emplcyers were the professional health and education services and the wholesale and retail trades. By 1980, 364 residents were added to the local work force, an increase of 17. 2 percent. Manufacturing industries cootinued to emplcy the greatest share of this work pool. This situatioo is expected, due to the heavy reliance on the autanotive industries in the Flint area. DJring the last decade, ha,.,ever, the greatest j cb gra,.,th occurred in the business, persooal, and entertainment services trades. This paralleled a shift in the local labor market, fran a manufacturing econany to expansion in the service sector. EmplOJIDent by Occupatioo i·: I ._,J ( l } Data in Table 23 display trends in emplcyment, by occupation, for the City of Davisoo in 1970 and 1980. This data also indicate a change in the type of work being performed. ; ~ In 1970, 41. 5 percent of the emplcyed workers were pro:luctioo workers or laborers. This decreased to a 38.3 percent share in 1980. By 1980, mast of the work force was composed of operators/fabricators/laborers and technical support staff. The greatest surge in occupational gro,,th between 1970 and 1980 occurred in the sales and service positions. This trend is projected to continue. , .. \ . i -36- �C •-~ •.. _.,_\_\ •--, • r ---·' '· ,--·, ;-~- , 1 ,._ ' ' r-~ ,., -~--'' i.; ~ --, :·i) I. • ~-7 ,- _....-, :--:-.-J L_••. •J . r- ~- · -.. l.. ~) " . .. .-. J ~. ,...J :7 ...----..----i 1, •, ., TABLE 21 RECENT RESIDENTIAL CONSTRUCTION ACTIVITY CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1980-1989* CATEGORY 1984 1985 1986 1987 1988 1989 Detached Single-Family and Multiple-Family Units 1 0 7 2 5 7 Apartment Complex Units 0 0 0 0 26 0 GROSS TOTAL 1 0 7 2 31 7 Less Demolitions 0 0 0 0 0 1 NET TOTAL 1 0 7 2 31 6 1980 -------- I w 1981 1982 1983 -..J I --------------------------*Compiled by Wade-Trim/IMPACT from City of Davison Building Department. - - v) �c~ I -· ., \ TABLE 22 EHPLOYHENT BY SELECTED INDUSTRY CITY OF DAVISON, GENESEE COUNTY, HICHISAN 1970 AND 1980• ·7.. l. } ·1 f .. ,.,.__ \ : INDUSTRY 1970 (al NUHBER PERCENT 1980 (bl . NU"8ER PERCENT CHANSE 1970 - 1980 NUHBER PERCENT ;. ,,_/ Agriculture, Forestry, ilnd Fisheries (; )- ~ \. .. , 0.3 5 0.2 ( 1) -16.7 Construction 74 3.5 95 3.8 21 28.4 Hanufacturing 802 37.B 872 35.1 70 8.7 74 3.5 121 4.9 47 63.5 Wholesale and Retail Trade 398 18. 8 495 19. 9 97 24.4 Finance, lnsurance, and Real Estate 143 b,7 154 6.2 It 7.7 3.b 165 b.b 88 114.3 Transportation, Co11unications Utilities, and Sanitary Services \ Ii (cl 1 . L. 1--=- r I '· . I . Business, Personal, and Entertain1ent Services 77 lcl Professional, Health, Education and Related Services 438 20.7 522 21.0 84 19.2 Public Adtinistration 108 5.1 55 2.2 (53) -49.1 0 o.o I) 0.0 0 0.0 2,120 100.0 2,484 100.0 364 17.2 TOTAL !dl ! l~ t Analysis by Wade-Tria/lNPACT. !al Data fro• the 1970 U.S. Census, General Social and Econoaic Characteristics, Hichigan. ----------------------------------------\bl Data frot the 1980 U.S. Census, General Social and Econotic Characteristics, Kichigan. ------------------------------------------le) Consultant e~tiaates based upon 1970 •other• total of 83 persons. (dl E1ployed persons 16 years of age and older. -38- �( !- 1•• l_J TABLE 23 E"PLOV"ENT BY SELECTED OCCUPATIONS CITY OF DAVISON, GENESEE COUNTY, ftlCHIGAN 1970 and 1980• OCCUPATION .'--~. :- "anagerial and Professional Specialty 1980 (bl NUftBER PERCENT CHANGE 1970 - 1980 NUNBER PERCENT 525 24.8 498 20.0 tm -5.1 Technical and Ad1inistrative Support · 317 15.0 503 20.2 186 58.7 Sales Workers 175 8.3 281 11.3 !Ob b0.6 Service Workers 2tb 10.2 250 10. l 34 15.7 b 0.3 0 0.0 (6) -100,1) Far1ing, Forestry, and Fishing r"·· 1970 (al NUNBER PERCENT i l-.• Precision Production, Crafts and Repair 425 20.0 39ii 15.9 1291 -6.8 r ! Operators, Fabricators, and laborers 45b 21.5 556 22.4 100 21.9 2,120 100.0 2,484 100.0 364 17.2 •~. 4 TOTAL ENPLOYED (. 1: • Analysis by liade-Tri1/JNPACT. ( . j ' l_. L (a) Data fro1 the 1970 U.S. Census, General Social and Econo1ic Characteristics, Hichigan. lb) Data fro1 the 1980 U.S. Census, General Social and Econ01ic Characteristics, Nichigan. NOTE: Data is for e1ployed persons, lb years of age and older. -39- �I··. l 1------ NATURAL FEATURES ·;. l Intrcrluctioo . The develcpment of land including the excavatioo, fill, clearing, grading, and construction that occurs on a site can significantly impact the natural envira,ment. Special attention must also be given to enviroomentally sensitive areas. r ' I \,._] r " lI . I '.,_ Enviraunentally sensitive areas can be defined as land areas whcse destruction or disturbance will immediately effect the life of the canmuni ty by either: 1) creating hazards such as flooding; or 2) destroying important resources such as wetlands and w<iod lots; or 3) wasting important prcrluctive lands and renewable resa.irces. The purpcse of this report, therefore, is two-fold. First, this study determines land mcst suitable for develcpment, which woold require the least develcpment ccsts and provide the maximum amenities witha.it having adverse effects on existing natural systems. Secondly, this report will help identify lands mcst suitable for recreation-cooservatioo. The applicable natural features of the City of Davisoo are presented belON. 1• Significant Site Features l _'. ,,.-._ , ( . Significant site features are these surface characteristics which serve to "shape the canmunity," in sane instances disca.iraging develcpment, and in others attracting particular land use activities. The first of these to be examined is tcpcgraphy. \ !\,. .~'· r~I . TcpO]raphy The tcpcgraphy of the City of Davisoo is gently rolling. Land elevations range fran a lcw of aba.it 780 feet above sea level at the area of the sa.ithwest quadrant of the City to a high of 800 feet above sea level in the central City. The gently rolling terrain presents few coostraints to future develcpment within the City of Davison {refer to Map 5). 1 For a canplete discussioo on the importance of protecting envirc:nmentally sensitive areas see Performance Controls for Sensitive Lands, Planning Advisory Service Reports 307 and 308, June 1975. '-...-- \.., ... -40- �11 ) ) i---- - - -) .,.,_,.., .,.,_..., 1.11'\.AHO <::?:r •~ • oo syo t,AlUSIRINI! Ul'\AHO , ALUITAP'fE 12po S O URCE 1 SCALE 1· • .. oo· Ll'AlUlfltM U. S . DEPARTMENT OF THE INTERIOR , GEOLOGICAL S U RVEY QUADRANGLE MAPS , 1976 U . 9 . DEPARTMENT OF AGRICULT.UnC: , SOIL CON SE R'°'-T JON SERVICE, SOIL SURVEY. GENESEE COUNTY , AARIL 197 2 U.S . DEPARTMENT OF HOUSING AND URBAN DEVELOPMEN T. FLOOD INSURANCE RATE MAPS . CITY OF DAV ISON, MICHI GAN GENESEE COUNTY , SEPTEMBER 29 , 1978 GENESEE COUNTY METROPOLITAN PLANNING COMMI SSION, DAVIS O N TOWNSHIP , AERIAL PH :> TO O RAPHS . APR I L 1987 U.S. OEPAATMENT OF THE INTERIOR , FISH AND W IL D LI F E SERVICE , WETLANDS I NVENTORY MAPS . OCTOBER 19 7 8 I, t, ,:,: f 100 YEAR FLOOD PLAIN 1-·.:., ::.-~-~-;;,,J WOODLAND 500 YEAR FLOOD PLAIN Vi½½½½I SENSITIVE SOILS PROTECTED PALUSTRINE WETLAND r11\)() ...._____.; ••••••• RIVERINE WETLAND CONTOUR ELEVATION LINES MAJOR BODY OF WATER 5 NATURAL FEATURES CITY OF DAVISON, GENESEE COUNTY, MICHIGAN Wade-Trim/IMPACT Municipal and Planning Consultants �c~·. ;_rr, Wxldlands r-: United States Geological Survey (USGS) data for Davison show the existence of a large woodlands area in the southwest and northeast sections of the City. Woodlands are valuable as wildlife habitat and for aesthetic enjoyment. Woodlands also moderate certain climate conditions, such as flooding and high winds, by protecting watersheds from siltation and soil erosion caused by stormwater runoff or wind. Woodlands can also improve air quality by absorbing certain air pollutants as well as buffer excessive noise generators. To the extent feasible, these woodlands should be exempt from future land developnent. Significant woodland areas are identif1ed on Map 5. ( ' r") I\ . (~, t [ .: Major Bodies of Water There is one lake within the jurisdictional limits of the City of Davison as identified on Map 5 (Westwood Lake). Besides their obvious aesthetic and recreational benefits, lakes serve as natural retention areas for stormwater runoff, act as a groundwater recharge resource and also tend to moderate the microclimate in proximity to its shores. Protection of these natural assets should be given high priority. Hydrology Surface drainage in Davison is accomplished by a system of natural drainageways and creeks. These water courses are prone to flooding during major wet weather events. Developnent within flood prone areas must be carefully managed. Floodplain management involves balancing the economic gain from floodplain developnent against the resulting increase in flood hazard. ( 'I I Areas susceptible to periodic flooding are identified on Map 5. Wetlands iI. ·~· I L In 1979, the Goemaere-Anderson Wetland Protection Act was enacted by the state of Michigan. This legislation was passed to protect wetlands by restricting their use to certain activities (fishing, boating, farming, among others) while permitting other activities only after pennit approval by the state of Michigan. Permits are approved only upon a review of an environmental assessment filed by the petitioner and upon a finding that the activity is in the public interest. Under the Act, the following wetlands are protected: 1~ 1. Wetlands contiguous to an inland lake, pond, river, stream, or similar natural water course. -41- �r--: I L 2. I ·, I· \ Wetlands five acres in size or larger in counties which contain a population of at least 100,000 people. The Act also permits a municipality, by ordinance, to provide for a rrore stringent definition and regulation of wetlands. According to the Wetland Protection Unit, Division of Land Resource Programs, for the state of Michigan, municipalities typically invoke this option to protect wetlands which serve as habitats for rare or endangered species of plants and/or animals. The Michigan Natural Features Inventory has checked their data base and have found no known occurrence of endangered or threatened species or exemplary natural features for the City of Davison. ' ·-· The Fish and Wildlife Service of t~e U.S. Department of Interior has conducted a wetlands inventory of the City of Davison using stereoscopic analysis of high altitude aerial photographs. Map 5 indicates the presence of wetland areas primarily in the northeast and southwest portions of the City which are protected under the Goemaere-Anderson Wetland Protection Act. \,_. Soils i~ .,. -~ f_' ,,I Map 5 indicates that there are soil types within the City which can be classified as sensitive. Sensitive soils within the City of Davison are generally _poorly drained and have high water table making them unsuitable for waste disposal. . The soil interpretations are general in nature and will not eliminate the need for on site study and testing of specific sites for the design and construction of specific uses. Sensitive soils within the City of Davison are located predaninantly in the northern quadrant of the City. Sensitive soils are also located in the southwest portion of the City and to the south of the Grand Trunk Western Railroad. (", L ,- ~ ., l ·'--' ( L f < \ ,'__ \• I -42~ I . �r ! PUBLIC UTILITY NE'IIDRK (7 I I Introduction (_.., Land use pro[X)sals suggested in previous chapters present opportunities for additional development throughout the City of Davison. Expansion in industrial properties and additional single-family and multiple-family developnent is anticipated. These changes will have a significant effect on the future sanitary sewer and water supply systems. [ Public utilities within the City of Davison, including the sanitary sewer system, water distribution system, and well sites are identified on Map 6. r· I I L Sanitary Sewer r L The existing sanitary sewer system in Davison is a network of sewers that range in size from 8" to 24" in diameter and cover approximately 85 percent of the City area. I t _, lL.1' r·•" [. ., \.,; r· 1 \_, ' L. Appendix A lists sewer improvements deemed to the necessary by the City's Director of Public W::>rks. Recoomended improvements include the construction of additional storm sewers and connection of residential weeping tiles to the storm sewer system. The sanitary sewer system appears to be adequate in terms of its capacity to serve existing and additional development within the City, although new sewer lines will need to be extended to developing areas in the future that are currently undeveloped and thus not presently served by sanitary sewer. Public Water It was determined, with information supplied by the City's Director of Public W::>rks, that several improvements should be made to the City's water supply system over the next few years. Major improvements recorcmended include the completion of a 12-inch main around the perimeter of the City, and the elimination of dead end lines. A detailed listing of recommended improvements are included in Appendix A. Conclusion The sewer and water systems should be investigated again in 1995 to determine if any variations in [X)pulation, growth rates and nonresidential developnent have occurred so that adjustments can be made to the recarmended capital improvements listed in Appendix A. ,· ' \ . I i -43- �, ) ) ) ---------•-----------~ n .________,I L__ i ·i 1 \i '-. . .................... "- '• r - 7') _,-. ~ ~ 400 ezo 12po SOURCE, MTER DISTRIBUTION SYSTEM, McNAMEE, PORTER, AND SEELEY, MAY 1982. SANITARY SEWER SYSTEM, ROWE ENGINEERIHO, INC., JUNE 18, 1979. ----- SANITARY SEWER SYSTEM ................... WATER DISTRIBUTION SYSTEM * WELL SITE 6 PUBLIC UTILITY NETWORK .;_=-.;;;;;;;...;...;;;.;;.....;;;_.;;;;;......;~__,;_.;-----.;.__-_.;;..____,;.;,___.;.___ _ _ _ _ _ _ _ _ _ _ CITY OF DAVISON, GENESEE COUNTY' MICHIGAN D~~:I r~J a:~~ Wade-Tri~/~MPACT Mumc,pa/ and Planning Consultants �• t:.: TRANSPORTATION ANALYSIS r. l L.~ [ ,~. I t _, r-: l, _. - The transportation network is an integral part of land use planning and must be evaluated in connection with land use plans. For example, it is desirable to have multiple-family projects sited along major thoroughfares for ease of ingress or egress. Similarly, the potential for road improvements to serve industry and residents must be considered if the econcrnic health of the City is to be maintained. wade-Trim/IMPACT ccrnpleted a transportation analysis of the ccmnuni ty to identify the "classes" of roads, traffic control ·locations and traffic hazards. These are shown on Map 7 and discussed below. Road Classification The majority of the roads in the City are asphalt with curb and gutter. Any future road extensions in the comnunity should also be hard surfaced and provided with curbing and enclosed stormwater collection. Traffic Control L.· Four traffic signals are located in the ccmnunity along M-15. Additional signalization should be considered near the intersection of Chelsea Circle and East Flint Street as the northeast section of the City develops, as warrants are met. I l. . Traffic Hazards '\ i Three hazards are identified. These include poor pavement, inadequate street off-sets, and accident locations. [ i L i j L, Deteriorated pavement (cracking, spalling, etc. ) is exhibited throughout the carmunity. The City should initiate a ccrnprehensive resurfacing and/or repair program to prolong the useful life of the local roads. Street off-sets (jogs) should be avoided to provide for a continuous travel pattern and to avoid difficult turning rrovements. Inadequate off-sets were discovered at four different locations. r -. The Michigan State Police maintains a ccrnputerized traffic accident data, by year, for carmunities throughout Michigan. This inventory is known as the Michigan Accident Location Index (MALI). This data was collected for the City for the most recently ccrnpleted year (1988). The highest ranking accident locations are shown on Map 7. Three of these sites are at signalized intersections, however, two locations relate to traffic rrovement in the City's central business district. The City should consider conducting a traffic improvement study of the CBD to determine if improvements (i.e., removal of on-street parking, one-way routes, installation of signs, etc.) could improve traffic safety. -44- �) ) ) --- ..... r_J I j j -) ~ " ·'y--- · 1 ~, ~ L •~ SCALE 1· • 0 400 eoo 12po • oo· SOURCE, FIELD SURVEY SEPTEMBER 18, 1989 STATE OF MICHIGAN 1988 M.A.U . REPORT - - -·- - - - - - - ROAD CLASS UNPAVED ...... TRAFFIC CONTROL • SIGNALIZED INTERSECTION UNPAVED WITH OPEN DITCH TRAFFIC HAZARD ASPHALT WITHOUT CURB/GUTTER 0 ASPHALT WITH CURB/GUTTER CONCRETE WITH CURB/GUTTER .. INADEQUATE STREET OFFSET DETERIORATED PAVEMENT ACCIDENT LOCATION (s OR MORE) 7 TRANSPORTATION ANALYSIS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN p;r:; I~ Wade - Trim/IMPACT Municipal and Planning Consultants �r· L.:i --, !·' ' . it< MARKET ASSESSMENT . ' Introduction !__ r-·, I 1. ' \ .. r l\ j .: The following text will assess the market potential for canmercial and industrial properties within the City through the application of nationally recognized planning and design standards. An analysis will also be made with respect to office and housing needs. This data base will be used to determine the minimum amount of urban land which can reasonably be expected to be needed by the ccmnunity at the end of this century. Housing Requirements (""': t l..,_t r~ l· (' I Housing need is based upon three canponents. First, the future population must be projected. Secondly, the number of housing units must be calculated given the characteristics of the future population (persons per household and vacancy rate). Lastly, an accounting of the existing structures which are expected to becane substandard and replaced during the planning period must be made. t.. ( I ( _. The Socioeconanic Profile Chapter predicted that the City's Year 2000 population will be 8,201 people. Data in Table 24 indicate· the number of housing units required to house this population. In total, 3,588 year-round housing units will be required, or 43 percent more than the 1980 inventory. indicated above, the replacement of substandard structures must be considered when determining future housing requirements. This will, of course, depend upon the actual number of hanes that becane substandard during the planning period. It is assumed that approximately one (1) unit per year will be demolished. Thus, it is estimated that 20 units will require replacement, above its 1980 count. As \, :.. __ .- ) L. L.· Calculating the Year 2000 housing requirements of the City can be canputed as the total new units plus replacement units. Thus, 1,102 units will be required to be constructed between 1980 and the Year 2000 or approximately 55 per year. As indicated earlier only 47 housing units were added to the housing supply since 1980. High value and lower value housing should be provided. Given the residential land area available in the City, it is likely that this future need will be met by residential in-fill and planned residential developnent. Industrial Needs Data in Tables 25, 26, and 27 summarize three methodologies cCTllllOnly used in estimating future industrial land area needs. They are population, land use, and employment density ratios. . _., r -45- �'( TABLE 24 r--. ' HOUSING UNIT REQUIREMENTS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1980 AND 2000* ! i -~ \ ; '·'·' ,·;---. I \ -' r·~· CATEGORY 1980 2000 Total Population 6,087 8,20l(d) Persons Per Household 2.53(b) 2.40(b) l_, Total Occupied Units 2,389 3,417 , ·-· Vacancy Rate ( %) l '\.., CHANGE 1980-2000 NUMBER PERCENT 2,114 (0.13) 34.73 ( 5. 14) r~· I '. Total Year-Round Housing Unit 4.7(c) 2,506 5.0(d) 3,588 1,028 43.03 0.3 6.38 1,082 43.18 i --. L.. I. \ * -~ Analysis by Wade-Trim/IMPACT. (a) Data from 1980 U.S. Census, General Population Characteristics, Michigan. Figure represents total population in households. Excludes inmates of institutions (48) and in group quarters (15). 1:.~ ,·-, ( b) See Table 7. I l. . . (c) See Table 13. 1 (d) Consultant estimate. 'I l • ( '. ' ·.~ !L .. -46- �TABLE 25 EMPLOYMENT/DENSITY RATIOO FOR ESTIMATING INIXJSTRIAL IAND USE* l· AVERAGE NUMBER OF EMPLOYEES PER NET SITE ACRE INIXJSTRY Intensive Industriesa Intermediate Extensive Industriesb Extensive Industriesc 30 14 8 '4-tJrban Land Institute, Industrial Develg:ment Handbook, 1975. aindustries include electrical equi_pment and supply, printing and publishing, apparel and textile prooucts, transportatioo equipment and similar uses. bindustries include lwnber and wocd prooucts, furniture and fixtures, focd and kindred prooucts, chemicals and similar uses. cindustries include tobacco prooucts, petroleum and coal prooucts, wholesale trade and similar uses. TABLE 26 POPUIATION RATIOS FOR ESTIMATING INIXJSTRIAL IAND USE* l. CATEXDRY RATIO Total grcss land requirement for all industry Land requirements for light industry Land requirements for heavy industry 12 acres/1,000 pcpulatioo 2 acres/1,.000 pcpulatioo 10 acres/1,000 pcpulatioo *Jcseph DeChiara and Lee Kcppleman, Planning Design Criteria, 1969. TABLE 27 IAND USE RATIOS FOR ESTIMATING INIXJSTRIAL IAND USE* PERCENT INIXJSTRIAL LAND AVERAGE ca-tMUNITY SIZE Small Cities and To.vns (under 42,000 pecple) Large Cities (Oller 200,000 pecple) *American Planning Associatioo, PAS Memo: 8% 12% Land Use Ratics, May, 1983. -47- �,--. \ ., 11 I : t _-,.;. ' 1. The greater accuracy is achieved through the application of employment/density ratios. If employment by industry can be estimated, a worker density factor can be applied, resulting in a total acreage requirement. Estimating employment levels is, however, beyond the scope of this study. Industrial land area needs are rrore readily estimated using land or population ratios. I L_:; r., { I.: L -• Population ratios represent acreage requirements as a proportion of the total population. Data in 26 indicate that 12 acres of industrial land are required for every 1,000 people. A City Year 2000 population of 8,201 people would, therefore, require 98 acres of industrial land. n l.~ Estimating industrial land use can also be accomplished by employing land use ratios. By surveying the amount of land devoted to industrial uses in other corrmunities, an average can be calculated and used as a standard for planning purposes. The American Planning Association has canpiled this information. It is presented in Table 27. Using this standard, 8 percent of the City's land area should be utilized for industrial development. This equates to approximately 104 acres. l.> Presently, only 15. 23 acres of City property are utilized for industrial purposes. We recommend additional acreage needs be devoted to light industrial purposes. Light industrial uses are, in the main, confined within enclosed structures. Canpliance with reasonable performance standards should also be required in an effort to reduce adverse impacts on adjoining property. Typical light industrial uses include parts assembly, packaging and warehousing establishments, testing laboratories, as well as certain canmercial uses, such as tennis clubs and ice rinks. Carmercial Needs .. l -· f ' .. Coomercial development is a very important ingredient of a conmunity' s econanic base. Carmercial establishments provide goods and services to consumers, promote econanic stability, and generally enhance the quality of life for area residents. However, if cornnercial districts are not suitably located, and carefully planned, they can be a disruptive element and ultimately detract fran the cornnunity. There are three primary types of shopping environments. These include the neighborhood center, cornnunity center and regional center. The standards associated with each center are presented in Table 28. rI •• The City of Davison, based upon its projected Year 2000 population (8,201), and geographic size, can support two neighborhood centers. This need is currently being met by centers located on Flint Street and M-15. The City's CBD meets coomunity shopping needs. Courtland Mall and ancillary development represent the regional shopping center serving the existing and future consumers of the Davison market area. Not all corcunercial uses are sited within preplanned shopping centers. Special attention must also be given to uses which are free-standing, independent structures, or which are part of "strip centers." -48- �~ --~ ~ --' r --. r - 1. . {. I \ --- ..... ,-----l ··-· .. ..., '· ' '. i. ,.. l ,--. . ... -·• · ~ l -. J ~----, l. . J ;---- -, J c:~ [:=-:] c·:. •7 TABLE 28 TYPICAL SHOPPING CENTER STANIWIDS* CENTER TYPE SITE SIZE Ne ighborhocx:i Center 3-5 acres Ccmnunity Center Regiooal Center cx:t-1FOOITIOO POPUIATIOO BASE Supermarket as the principal tenant with other stores providing coovenience gocx:is or persooal services. Typical GI.A of 30,000 to 100,000 square feet. Trade area pq>ulatioo of 2,500 to 40,000 peq>le. Neighborhocx:i, 10 acres Junior department store or variety store as the major tenant, in additioo to the supermarket and several merchandise stores. Typical GI.A of 100,000 to 300,000 square feet. Trade area pq>ulatioo of 40,000 to 150,000 peq>le: 3-mile radius 30-50 acres Built arrund a full-line department store with minimum GI.A of 100,000 square feet. Typical center GI.A of 300,000 to 1,000,000 square feet. 150,000 or more pe.q>le. 10-15 mile radius I I'>, 0 I *Urban Land Institute, Sh9?ping Center Develcpnent Handbod<, (Washingtoo, D.C.), 1977. OOI'E: SERVICE ARFA GI.A represents grcss leasable area. 6-minute drive time 1 to 1-1/2 mile radius �Most of these uses are considered highway oriented businesses, since much of their trade results from exposure and accessibility to passing rrotorists. I -'.I \ _: Data in Table 29 present market base standards for many of these uses such a liquor stores, restaurants, real estate offices, service stations, and hardware stores. Additional opportunities exists along M-15, north of Flint Street, for these types of uses. Office Needs l • r } . l : u r . j, ' i .,: I L, The pattern of office development in metropolitan areas has changed dramatically in the last 20 years. It has shifted away from a focus on downtown areas to a regional "multiple-nuclei" structure of competing centers. Today, Auburn Hills, Troy, Grand Blanc Township and Flint Township represent the prestige locations which are capturing new off ice quarters. The reasons for this transformation are many. To a certain extent, it has followed the out-migration of population away from Detroit and Flint. Developers also sought less expensive building sites, which offered regional accessibility and on-site parking convenience for tenants. It also is a reflection of meeting unmet demand, as our local economy continues to change from a manufacturing-based economy to a service economy. The City of Davison should encourage office developnent, through the reuse/conversion of existing properties. I)Je to the limited supply of land, no major office developnents can be expected. Conclusion . ·. iI The narrative presented above indicates that there will be a significant opportunity for nonresidential development in the City of Davison in future years. Traditionally, corcmunities have attempted to plan for this growth through a segregation of land use types. This approach has come under increasing attack. Many planners recognize that integrating compatible but different land uses can achieve a number of goals, including energy conservation, urban revitalization, and neighborhood diversity. L~ ,-, -so- �r-- ;: .! ,_. r-)~ TABLE 29 RE<X:MMENDED STORE OR SERVICE USE STANilARil5 CITY OF ~VISON, GENESEE OOUNTY, MICHIGAN 1986* ~ L' " a p \~ ,--. I. t .., STORE OR SERVICE USE POPUIATION BASE MARKET RENTAL REVENUE TYPICAL BUILDING SIZE (SQUARE FEET) PENETRATION POTENTIAL lcw high high lcw high high high high medium high lcw n/a high high lcw medium lcw lcw medium high high lcw lcw medium medium lcw high high n/a medium high medium medium medium 20,000 5,400 2,000 3,300 1,600 1,300 1,200 750 1,400 1,000 4,000 n/a 1,300 800 2,500 n/a 2,000 lcw medium 10,200 55,100 2,800 medium lcw medium high 2,000 varies 8,700 medium medium 5,700 1·· I Focd Stores Drug Stores _ Liquor Stores Restaurants and Taverns r~ Laundries (coin-cperated) Dry Cleaners r , - Beauty Shcps I : L: Barber Shcps ,a Television Repair Real-Estate Offices Branch Banks r -, l Acccunting Offices L Nurseries j Travel Agencies ',...... Wanen's Apparel Stores r Sporting-Gocds Stores I Books and Statiooery ,Furniture and Hane ! . Furnishings Stores l_~- [ l. L f . ' I ' Camera Stores -Autanotive Service Stations Hardware, Paint, and Building Supply Stores 4,000 9,000 3,100 varies 12,400(a) 3,000 2,100 3,300 5,300 n/a 4,500 n/a 16,200 varies 6,00 18,000 6,500 6,200 I • I -51- �. ,.,, ' . \ ..; r TABLE 29 RECOMMENDED S'IORE OR SERVICE USE ~ CITY OF D,t\VISON, GENESEE COUNTY, MIOIIGAN 1986* (Continued) r. ' ·.'I r··-: I~- ~-- S'IORE OR SERVICE USE POPUIATION BASE MARKET RENTAL REVENUE PENETRATION POTENTIAL TYPICAL BUILDING SIZE (SQUARE FEET) (b) varies n/a varies ( c) (c) (c) ( c) r·.._ Doctors Offices 1,000 lON L:- Legal Offices 6,000 lON lON high high high r'~ ..; ( .' ,. Convention Hotels BONling Alleys and Billiard Parlors Stock-Brckerage Offices 15,000 1,000 800 800 l ·" L: *Data fran Darley/Gd:>ar Associates, Econanic, Real Estate, and Marketing Consultants, as i . i published in Hwse and Hane Magazine, 1973. L (a) Figure is very approximate, depending on whether residents have their ONn machines. r. (b) Not applicable; does not depend on residential pq;,ulation. L, ( c) 1. Current figures not available - pq;,ulari ty is declining rapidly. n/a Not Available NOI'E: I I Pq;,ulatioo base refers to the number of actual custaners each store or service requires for its support. Market penetratioo is each ooe's relative ability to withstand canpetition; a store with !ON penetratioo needs a greater number of residents in the area than ooe with the same pcpulatioo base and high penetratioo. Assume a 3:1 site to building size ratio to determine total land area need. -52- �r~ i GOALS, OBJECTIVES, AND POLICY STATF.MENTS n LJ G ! : rI ~ ·, L,r (.--""; j : u Intrcrlucticn Before a COTil1lllnity can actively plan for its future grcwth and develcpment, it must first set certain goals and cbjectives that define the brundaries of its needs and aspirations and, thus, establish a basis for Future Land Use Plan formulatim. These goals and objectives must reflect the type of cOTil1lllnity desired and the kind of lifestyle its citizens wish to follcw, given realistic econanic and social constraints. The follcwing text represents a recanmended set of goals (the ultimate purpcses or intent of the plan), cbjectives (means of attaining cOTil1lllnity goals), and policy statements (specific statements which guide action) which are prepared to guide local decision-makers in reviewing future land use prepcsals. Goals The City of Davison adepts the follcwing general canmunity goals to guide future land develcpnent activities: 1. Create an eptimum human environment for the present and future residents of the City, an enviraunent that will not ooly solve their physical needs but will offer variety, choice, epportunity for change, and individual grc:wth. 2. Tb 3. Relate land use pdmarily to the natural characteristics of the land and the loog-term needs of the carmuni ty, rather than to short-term private econanic gain. 4. Preserve and pranote the rights of the individual prcperty c:wner while maintaining the character of the City. L. L ,-! ensure diversity, stability and balance of land uses to serve human needs: residential areas, natural and recreatiooal areas, schools and cultural activities, adequate public services, access to shepping, health services, and places of ernplcyrnent. Objectives and Policies ( ~ I { I. Achievement of these goals can be accanplished if the carmunity adepts and adheres to the follcwing cbjectives and policies with respect to residential, ccmnercial, industrial, public and semi-public lands, and the natural environment. Residential Oevelcpnent ' Objective Pranote the develcpnent of planned residential areas designed to offer a variety of identifiable living environments. -53- �r L..: r[ ,,,...--. Policies l~ ( " :,. I. 1. Encrurage and guide the develc:pment of hoosing at densities which relate to natural and man-made envircnmental features. 2. Encrurage innovative develc:pment techniques as a means of ensuring lasting identity and stability of residential areas. 3. Require that suitable and adequate transitioo areas or buffers be established between residential, carrnercial, and industrial areas to maintain prcperty values and physical attractiveness. 4. Encrurage the removal of conflicting or undesirable land uses fran residential areas. 5. Seek means of encooraging the develc:pment of suitable hrusing for the elderly pcpulatioo and for la-,- and moderate-incane hruseholds. 6. Remove all hrusing which falls bel& minimum standards, partly by clearance and redevelc:pment action and canprehensive code enforcement, and partly by encouraging hane improvements and private and public investment in rehabilitation prcgrams. 7. Pranote preservation and concentrated code enforcement to maintain substantial residential areas. 8. Encrurage residential develcpers to place design controls and review procedures on their building or develc:pment projects. 9. Utilize contemporary design standards and review procedures for all new residential uses. L. ('."' ! ' L." (" I ' .: r" I i\. 5 ,_- Canmercial Develcpment Objectives '.__...., - { To provide for a full range of carmercial facilities which are adequate to serve the resident pcpulation within the Davisoo market area. I . L~ r - i ·' Policies 1. Reccgnize the City of Davison as a business center serving both the local consumer pcpulation and subregional market base. 2. Encrurage the establishment of new canmercial uses and the expansion of existing establishments in the City of Davisoo' s Central Business District. 3. Encrurage the develc:pment of clustered carmercial and/or office facilities in clcse proximity to major street intersections, thus providing the cpportunity to offer a variety of goods and services most conveniently, rather than festering the develq:ment of strip canmercial develcpment. L; ' : \ '__ _ \ ,.. I I -54- �r~ \ n L; 4. Strip canmercial thorrughfare frontage develcpments shruld be discouraged except where it can be substantiated that there is a need for highway-oriented type businesses and other business uses that are not typically involved in canparison or multi-purpcse shcpping trips. 5. Encrurage the use of marginal access drives and limit the number of entrances and exits serving carmercial uses as a means of reducing traffic conflicts along major business corridors • 6. A canpatible relationship should be established between carrnercial centers and adjacent residential prcperties through the use of such buffer devices as walls, landscape areas, and transitional uses. ...-, Industrial Develqxnent Objective Encrurage a variety of light industrial develcpment with attractive sites which will strengthen the tax base and pr011ide a place of emplcyment for area residents. ( \ L. Policies l- 1. Encourage the develcpment of new types of industries and these that are econanically associated with the existing industrial base. 2. Provide industry at locations which can be readily serviced by public utilities and are easily accessible to the existing transportation network. 3. Locate industrial areas where they have reasonable brundaries and are not subject to encroachment by incanpatible uses. 4. Preserve and rehabilitate apprcpriate industrial areas by removing incanpatible uses, consolidating land, and removing vacant and substandard buildings as well as giving particular attention to landscaping, buffer strips, off-street parking, and other design matters. 5. Incorporate and utilize the concept of develcpment of industrial land in industrial parks or planned industrial districts with well designed points of entrance and exit, controlled site and building design, and adequate parking areas. 6. Incorporate a series of canprehensive performance standards governing industrial uses as part of ·the City's land develcpment ccrle. l., (, " ( C: (_ j i " I -·· ,- .. \ ! 1__: r , -55- �r I Public/Semi-Public Land Uses [ Objective Provide for public and semi-public use ar-eas offering a variety of cpportunities for human fulfillment in locations apprcpriate for their develcpment and utilization. Policies 1. PrC111ide public facilities and encrur-age private canmunity facilities in size, character, function, and location suitable to their user pcpulations. 2. Encrur-age citizen participation and utilize professional expertise to determine needed and desired public and semi-public improvements. 3. Resear-ch alternative methcds and manners of prC111iding public and semi-public services and chocse those most conducive to citizen needs and desir-es, considering srund budgetary practices. 4. For City provided facilities, plan, locate, and pr01Tide public areas based on a long-range general plan, short-range project plans, and capital improvements prcgranming. 5. Assist and guide semi-public and citizen grrups in their efforts of providing needed carmunity facilities. f' ,- .. I I . l ... < I c_ \ . I . \ L I ) \.~ Natural Environment Objective To maintain and preserve sufficient q,en space and recreation facilities to satisfy the needs of City residents. Policies 1. Implement land use patterns which will ensure sufficient q,en space to serve the needs of the future pcpulation and which will protect essential natural resrurces. 2. Encourage patterns of develcpnent which will maximize environmental protection and canpatibility while striving to meet the City's social and eccnanic needs, by recqJnizing the fact that natural r-esrurces are a vital carmunity benefit. 3. Evaluate all future develcpment and redevelqxnent in terms of protecting and enhancing the natural environment including, but not limited to, air and water quality • . i. • ,~ -56- �n . . The prcpcsals enumerated above for the City of Davison are guidelines for the future develcpnent of the City. If the planning pra;Jram is to be more than a coofusion of varied cpinions, then it is essential that these goals and objectives be seciously considered. They will help maintain an ocdecly, prcsperrus, and attractive develqxnent pattern in the City. These statements are suggested as a starting point for the City officials. As the planning process pra;Jresses, the goals, objectives, and policies may be altered and new ones formed. Thus, these recarmendations are flexible and need constant attention. It is recarrnended that the goals, cbjectives and policies be reviewed and updated as necessary, and adcpted oo an annual basis. L ( . L I i \ .. \ I \.__· \....., . L~ ' ! -57- �n; : t _j GENERAL DEVELOPMENI' PIAN Introduction The General Development Plan is designed to serve as a guide for future land development. If it is to serve the needs of the City of Davison, it must incorporate several important characteristics. C' L The plan should embrace an extended but foreseeable time period. The plan depicts land uses and comnunity development strategies through the Year 2000. r~ L [ [·_. ,... ' I l ·' f \.,,, r· L c·:· L • . •J i ·, ( ; l ' ! The plan should be comprehensive. The plan, if it is to serve its function as an important decision-making tool, must give adequate consideration to the sensitive relationships which exist between all major land use categories. The plan provides for development opportunities for residential, comnercial, industrial, and public lands. The plan should acknowledge regional conditions and trends. The City of Davison is an integral part of Genesee County. Therefore, the plan must not have the effect of prohibiting the establishment of a land use within the City in the presence of a demonstrated need for that land use within the City or the surrounding area, unless a location does not exist where it may be appropriately located (or the use is unlawful). The plan has examined regional trends in population, transportation improvements, and nonresidential developnent. Tile plan must be flexible. It may require periodic rev1s1ons to reflect significant changes in local, state, or national conditions or personal preferences which cannot be foreseen at this time. For example, over the past decade, there has been a growing acceptance for mixed-use development as opposed to the segregation of land uses. It is, of course, impossible to predict the variety of changes which may occur by the end of this century. Therefore, a plan review should occur approximately every three to five years to provide for an adequate analysis of new conditions and trends. Plan Recarmendations Nine (9) land use categodes are proposed for the City of Davison. The various land uses have been portrayed on the Development Plan Map (Map 8), and in Table 30 for · each classification. A discussion of each land use category is presented below. Single-Family Residential Tilis land use is intended for low density residential development with relatively small lots of a more urban nature, with the following objectives: '--· -58l~ - �OJ f- 0 a: f- C!J (j) ~ 0 (j) (j) (j) (j) w w z z (j) (j) .J <( a: I- (.) .J en :::> 0.. I z z <: J c.. z Oo (J) (]) -(]) :;l:~ :::> :::> (j) (I) (l) ...J ...J 0 (j) OUJ 1-0 _I- f- I- (.) .J :::> 1-0 0 (!) .J < < a: a: w z zw w (!) :::> z I ~ w ....... en 0.. ooi u.a: >-CD (.) (.) wO :r:z >-z mo oUJ (J) I ll I-~ a..::E 02 00 <:(.) .J <( ...l 1- w (j) < fz 0 zw 0 ~ w w .J (.) 1- a: <( > u5 a: a: z w w er: ~ 0 (j) (j) <( ~ w ~ ~ rt (!) Z 0 I 0 w (j) I ... __ .J ffi 0 ~ )<)( 5< >< ?8~ }()( }()( )()( .J z a: 0 w w w ...J w • • :_: z z <( .J 0.. (j) (j) w LL. 0 a: 0.. �' . TABLE 30 GENERAL DEVELOPMENT PLAN CITY OF DAVISON D ,•~· Il LAND USE CATEGORY ACRES 454.18 35.1 34.31 2.7 88.22 6.8 122.27 9.4 2.37 0.2 17.34 1. 3 General Business 121.02 9.3 Light Industrial 46.29 3.6 Single-Family Mobile Home Park Multiple-Family L Planned Residential Professional Service Central Business District r--: l ' '· ,·. PERCENT ! Public/Semi-Public 250.71 19.3 l. Right-of-Way/Other 160.96 12.3 1,297.85 100.0 j TOTAL 1·. I . \ *Complied by Wade-Trim/IMPACT from the General Development Plan Map measurements. < ' \ l \. ; ,.-- ',I , i ; I > 1-' ,._ .• l -59- �,·; :, r°' I I • 1. To protect the character of existing low density residential by excluding activities and land uses which are not compatible such as, but not limited to, principal carmercial and industrial uses; 2. To provide openness of the living space and to avoid overcrol,o,rjing by requiring certain minimum yards and open spaces, and by restricting maximum coverages and the bulk of structures; 3. To provide for access of light and air to windows, and for privacy, as far as reasonable, by controls over the spacing and height of buildings and other structures; 4. To protect residential areas from unnecessary traffic and to restrict volume of traffic to the greatest degree possible; and S. To encourage develoµnent within residential areas that attractive, consistent with family needs, and conducive constantly improved environmental quality. f"""::\ I , I., { ___; r . I ; I \ ' r-\ is to The 454.18 acres reserved for one-family development generally reflect the existing residential developnent pattern. The indiscriminate placement of duplex units which currently exists in these areas should be avoided. It is intended that new two-family residential development be permitted as a transitional land use between single-family homes and more intensive development (i.e., ccxrmercial or multiple-family developments). In addition, it is recognized that it may be necessary to permit the conversion of larger, older, single-family hanes to permit occupancy by two families for housing preservation, or to provide specialized housing resources (i.e., accessory apartments for senior citizens) • Such reuse should be permitted only after a case-by-case review. i. \, I i- t Mobile Hane Park District \) L, ( ' L__; ( 'i ' L~ There is one mobile heme park within the City at the present time located at the north end of the City, east of North State Road. The ccmnunity, however, recognizes that mobile home parks provide a reasonable housing alternative for many people, not only locally but nation-wide. Innovations in robile home park design, amenities provided in parks, technological improvements in unit construction, and improved legislation governing park operation and administration have aided in eliminating many of the traditional objections to mobile home parks. Additional area for roobile home park development has been designated within the City of Davison adjacent to the existing mobile home park. The types of uses considered appropriate in the rrobile home park district include: ( ,._., mobile home units of various sizes I on-site recreation facilities for exclusive use of park residents -60- �I • !.. _~• on-site service and storage facilities for the primary use of park residents f7 t_· Park densities may average approximately six units per acre. The spatial separation between individual units is currently governed by the M::>bile Home Park Commission Act and associated published .Administrative Rules and Regulations promulgated by the M::>bile Home Park Comnission. r- Each roobile home unit and all park ancillary facilities must be served by municipal sanitary sewer and water. Individual mobile home park developers must provide facilities and services sufficient to serve the needs of the prospective market. Other public services, including police patrols and fire protection will be required. ·-· ( "" L. r I - Multiple-Family Residential Approximately 88. 22 acres of land area have been allocated for multiple-family developnent. Permitted uses within this district w::>uld be garden apartments, townhouses, elderly housing and convalescent or nursing homes. Residential quarters can be either condorniniLUn or rental projects. Permitted densities should be restricted to 10 - 15 units per acre depending on dwelling unit types. l. r~ I !_ I • \ I , It is intended that multiple-family developments will serve as transitional land uses which buffer one- and two-family units from conmercial properties and the ill effects created by major travel corridors. Multiple-family developnents must be served adequately by essential public facilities and services such as water and sewers, drainage, and refuse disposal. In addition, they should be sited where ingress and egress is provided qirectly from a major thoroughfare or collector street, due to their higher density and trip generation potential. I \..,.. (' !-~. ( ~, ! --- ' Planned Residential The rising cost of housing has generated considerable concern during the past several years. Affordable new single-family detached houses are in short supply, although this form of housing continues to be preferred by consuners. In an attempt to remedy this situation, a Planned Residential category has been created, as a means of encouraging the developnent of innovative housing, whereby costs can be reduced through employment of cluster housing, zero lot line developnent, single-family condominiLnn developnent, or planned residential district developnent. Cluster developnent is an approach in which building lots may be reduced in size and buildings sited closer together, (usually in groups or clusters with units attached or detached), provided that the total developnent density does not exceed that which could be constructed on the site under conventional subdivision practices. The additional land which remains is then preserved as common open space. Cost savings are achieved by lower developnent costs. (Streets and utility lines are shorter.) ' '- -61- �f.,... ,I .- t ....... r-, I· l: Zero lot line developnent is a technique where lot sizes are reduced, with one side yard eliminated, and siting dwellings on the side lot line. The main premise of this developnent pattern is that access to the rear yard of the dwelling unit from the front yard, and separation between buildings, can be provided just as well by one side yard as two. Once again, savings enjoyed by the developer as a result of lower developnent costs, are passed on to the consumer. A condominiLDn is a building or group of buildings in which units are owned individually, and the structure, common areas and facilities are owned by all the owners on a proportional, undivided basis. Such ownership has long been associated with multiple-family developnents. It has recently becane popular for single-family developnent because developers can circumvent the piatting procedure of the state Subdivision Control Act of 1967, as amended (Act 288), thereby reducing the time of developnent. In addition, local subdivision control ordinance engineering design requirements (such as pavement composition or width) can be relaxed inasmuch as maintenance obligations are transferred away from the local governing body to the condominiLDn association. Thus, savings are achieved. f' The planned residential district allows for a mixture of land uses based on an approved comprehensive plan on a single site, including a variety of housing types and accessory open space and recreational uses. The district allows flexibility of design on relative large-scale parcels which would not ordinarily be possible under conventional zoning ordinance regulations. f, The General Davelopnent Plan recoomends a planned residential developnent . area in the northeast quadrant of the City. The expansive area is conducive to the planned residential designation as it allows for economics of design relating to vehicular and pedestrian circulation, utility extensions, and dwelling unit siting. The district also encourages the preservation of desirable natural features including wood lots, streams, floodplains, and major open spaces. L f L, Professional Service ( ' L ( .. L A total of 2.37 acres of the City's land area is planned for professional service use in a district located on the west side of M-15, south of west Flint Street. The professional service district is designed to exclusively accorirocx:iate professional office uses and to serve as a transitional buffer between residential uses and more intensive comnercial areas. Uses in this classification are encouraged to develop in a well landscaped envirorment with good accessibility. Conversion of existing residential properties is recomnended. r :,.. __ -62- �r l·· L., Central Business District [ r· I . The Central Business District classification is designed to accacrnodate an increasing need for retail, service, and office uses in the central business area of the City east of M-15, between East Flint Street and the Grant Trunk Western Railroad. Developnent encouraged to locate within the City's Central Business District includes comparison shopping facilities, business offices, restaurants, personal services, and entertainment uses. The Central Business District is a central focal point of activity within the City and thereby forms the cornnunity identity. · ' 1· r L [ General Business Commercial development is an important aspect of the growth of any cannunity, in terms of offering adequate cornnercial services to residents as well as providing a reasonable tax base and increased employment opportunities. The size of the potential market will ultimately determine the extent of the City's commercial base. Some commercial uses are designed to serve a relatively small, local market, and depend almost exclusively upon the population residing within the canmunity. Other uses, such as office developments, demand a much larger market extending well beyond Davison's corporate limits. ('" ' l • l ; ( l. II . '- (: I ( The General Conmercial category is designed to accorrmodate existing retail and office uses situated along the City's major travel corridors, and to encourage additional carmercial "infill" along these routes to take advantage of passer-by traffic. A total of 121.02 acres of the City's land area to designated for General Business use. Permitted uses would include office-type businesses related to professional occupations (lawyer, accountant, real estate agent, etc.), medical clinics, financial institutions, business service establishments, (office supply stores, quick printing establishments), personal service establishments (barber shops, dry cleaners, repair shops, etc.), restaurants, generally recognized retail business uses which supply carmodities on the premises (such as groceries, baked goods, drugs, hardware), and gasoline and vehicle service stations. The grouping of individual office or retail units should be encouraged wherever possible, as a means to limit the number of curb-cuts and signs along the major thoroughfares. Special attention should also be given to site features. Adjoining residential properties should be screened by masonry obscuring walls or greenbelts. outdoor lighting should be confined to the business properties, and directed away from adjoining residential districts and public ways. The outdoor storage of goods or materials should be prohibited. I.Dading operations should be restricted to the rear yards. Business uses should also incorporate landscaping; particularly along the road frontage, as a means of improving the aesthetics of the carmuni ty. Lastly, every effort should be made to bury overhead utility lines. Pursuing these goals will help alleviate the potential for visual clutter and create an appealing shopping district. -63- �\ ..>. ) ) ) HON · CONFOAMINO 81NOLE FAMILY FM:·a· 01!:LIVERY VEHICLE ACCESS MAINTAIN tCALAR RILATIONIHIP TO AOJOININQ 11/NOll•rAMILV }-- ~~ EX'ISTINQ COMMERCIAL DEVELOPMENT INAPPROPRIATI rOR COMMUNITY'& MAJOR HORTH·80UTH CORRIOOA e ee----e 8 B~ e ee 8~ G~ e&-6 AUEMBL! PARCELi TO PROVIDE LAND AREA SUITABLE FOR MAJOR COMMERCIAL DEVELOPMENT _UTRIAN PiAl_A POTENTIAL COMMERCIAL DEVELOPMENT TOTAL Of 1$$,000 Sf, Of AL JPA~E •1~ ' ~ ~ATTRACTIVE BCREENINQ ...... LL CAR """I MUFFLE~ SHOP -----1 RES. PROPOSED COMMERCIAL BUILDINQ 1TH 30' SETBACK •a• POSIIBL! ACCEBI POSSIBLE J COMMERCIAL h - - - • EXPANSION PEDESTRIAN PLAZA : E)(ISIJJ'!Cl VJHICLJ; DIIPLA' /COlj•COH,Q_RMUIO COMMERCIAL USE EXPAND!O DISPLAY AREA P08818U! ACCl!SS CONFINE LOAOINQ TO ~frl't18Ln~trbn~•,,m•tlM!;ev, .. a REAR YARD ,on COMM!Al!IAL Ul'AN810N EXP~N!1EJL!1lte~~l'....Ml.lA NON·CON,ORMINQ IINOLE fAMILY PR!SERVE BINOLE fAMILY RESIDENTIAL STRIP tENJE INFILL COMMERCIAL BAY STREET - - - ·· ----, , - ·· - - i HON-CONFORMING SINQLE fAMILY HO ICALf EXISTING CONDITIONS 4=._E:...·:.:.-.. DEVELOPMENT PLAN NORTH STATE ROAD •;o ~ NORTH STATE ROAD MIXTURE OF COMMl!.RCl.-_L AND 81NOLE NON-CONFORMINO SINGLE FAMILY FAMILY HAPHAZA.AD Ht -'PPEARANCE AH INAPPROPRIATE USE OF LANO WI TH INTENSIVE TRAFFIC FLOW OF FLINT STREET BU,.f'"ER NE~OEO TO SOFTEN SfNOLE FAMILY RESIDENTIAL FROM NEIOHBORINO COMMERCIAL LAND uses FLOWER SHOP CHURCH NON·CONFORMINO COMMERCIAL USE IPARKIHO LOTJ NOH-CONFORMING SINGLE FAMIL'( r NON-CONFORMINO LANO USE ~ EXISTING CONDITIONS ON-STREET PARKINQ PROVIDED 18 A INTENSIVE TRAFFIC FLOW COMBINED WITH DETERIORATING HOUSING STOCK POTENTIAL TRAFFIC HAZARD/ATTEMPT TO RELOCATE PARKING />WAY FROM A-0-W INTO COMMERCIAL LAND lt::;::::s:;..=0 IOO PROVIOE8 POTENilAL FOR REDEVELOPMENT uee: •r WEST FLINT STREET PROPOSED MULTIPLE FAMILY ALL PROPOSED COMMERCIAL BUILOIN09 TO BE SET BACK 20 ' FROM REAR PROPERTY LINE INFILL WITH COMMERCIAL PROVIDE ATTRACTIVE PROVIDE ATTRACTIVE e• e• HIGH SCREENING W'.LL C HIOH SCREENING ~L c3 0: A86EMBLE EXISTING COMMERCIAL BUILOIN06 INTO SMALL CLUSTERS WITH APPROPRIATE COI\IMUNITY ARCHITECTURAL STYLE PROPOSED COMMERCIAL PROVIDE ONE WAY ANGLED PARKING PUBLIC IMAGE AREA ROAD SECTION A-A' NO lo,.;"L" ASSEMBLE EXISTING COMMERCIAL BUILDINGS INTO SMALL CLUSTERS WITH APPROPRIATE COMMUHIT'r ARCHITECTURAL STYLE DEVELOPMENT PLAN ~ le....--= 100 4j WEST FLINT STREET 9 CORRIDOR STUDY CITY OF DAVISON, GENESEE COUNTY, MICHIGAN ,~, l~!:;3 Wade-Trim/IMPACT 1 Municipal and Planning Consultants �r.-· I new general business aceas are recommended for properties along M-15 and West Flint Stceet, due to the availability of buildable area which is present or which could be assembled. The Corridor Study graphic reveals how these sites could be developed. Two C Light Industrial District r-, ·, l. r· l .. (" ~ I I ' ., Approximately 46 acres (nearly 4 percent of the City's total land area) have been designated as Light Industrial District. This district has been established to provide sufficient area in the City for the develq;xnent of those uses which are genecally compatible with, or which, under the imposition of certain reasonable conditions, may be safely and aesthetically located in relatively close proximity to residential land uses. In the Light Industrial District, uses are primarily confined within enclosed structures, although screened outdoor storage is allowed. Uses to be permitted in this district, include: compounding, processing, packaging, treatment, and fabrication of a variety of non-noxious products research/experimental/testing laboratories tool and die, and machine shops warehousing and material distribution centers public utility buildings r .. fL ., i ' I ' \. __, auto repair garages Those uses permitted in the Light Industrial District include operations which are, in the main, confined within a building. Compliance with reasonable performance standards is required in an effort to reduce adverse effects on neighboring cesidential properties. The land use plan has targeted two areas in the corrmunity as the City's primary industrial areas. These districts are located on the City's south side, south of Grand Trunk Western Railroad. i . /. Public and Semi-Public l .. { (__ This category represents institutional land developnent currently in existence in the City and as contained in the City's adopted Recreation Plan. A total of 250.71 acres (approximately 19.3 percent of the City's land area) is designated for public/semi-public land use. It is not the function of the Developnent Plan to plan for parks, municipal buildings, or schools. Such developnent is typically identified in a Canmunity Facilities Plan. As growth pressures continue to escalate in the City, it will becane important to plan for public lands. In anticipation of this effort, the illustrated inventory of institutional uses has been identified on the plan. I i ' -64- �,-1 i Rights-of-Way I r The remaining 160.05 acres represents road and railroad rights-of-way within the City of Davisoo. r~ [ [ I L. ( ' I lI_., l; L. I ; l_, ! ~-- ! L. , . ! I L.. -65- �PLAN IMPLEMENTATION RESOURCES Intrcduction f ' \,._,_,J r~ I ( .. · r~ I , The City of Davison's Loog-Range Develcpment Plan is, itself, a canprehensive canmunity policy statement. The Plan is canprised of a variety of both graphic and narrative policies intended to functioo as benchmarks and to provide basic guidelines for making reasooable, realistic canmuni ty develcpment decisioos. The Plan is intended to be emplcyed by City officials, by these making private sector investments, and by all of these City of Davisoo citizens interested in the future develcpment of the canmunity. [_, The completion of the Plan is but one part of the community planning process. Realization, or implementation of the goals, oojectives, and recarmendations of the Plan can only be achieved over an extended pericd of time and only through the cooperative efforts of both the public and private sectors. Implementation of the Plan may be realized by actively: 1. assuring canmunity-wide knOt1ledge, approval of the Plan; l 2. regulating the use and manner of develcpment of prcperty thrwgh up-to-date reasonable zoning controls, subdivision regulatioos, and building and hwsing cedes; L. 3. providing a pro;Jram of capital improvements and adequate, econanical public services .by using available governmental financing techniques to encwrage desired land develcpment or redevelcpment; and 4. participating with the private sector in the process of co-develcpment, whereby local government provides incentives, subsidy, or other inducements to assist the private sector in their develcpment efforts. (I I~-· ( ·. understanding, support, and I L .. r-· iL .. l . i • ~ ...: ''t.._' Public Support of the Long-Range Plan The necessity of citizen participation and understanding of the general planning process and the specific goals, cbjectives, and policies of the Plan are critical to the success of the City planning pro;Jram. A well organized public relatioos prQJram is needed to identify and marshal public support. Lack of citizen understanding and support cwld well have seriws implicatioos for the eventual implementation of planning prcpesals. Failure of the public to back needed bond issues and continuing dissatisfaction concerning taxation, special assessments, zooing decisioos, and develcpment prcpesals are sane of the results of public misunderstanding and rejection of long-range plans. I . i \...... -66l - �,- !I_,._; i.,,-::: ' f' I 1.·. f L' In order to organize public support most effectively, the City must emphasize the necessity of, and reasons for, instituting the planning program and encourage citizen participation in the planning process. Accordingly, the Municipal Planning Act, (Act 285 of 1931, as amended), under Section 11 states that the City Planning Ccmnission "shall have the power to pranote public interest in and understanding of the plan, and to that end may publish and distribute copies of the plan, or of any report and may employ such other means of publicity and education as it may determine." The City may wish to prepare a plan summary brochure for public distribution upon its adoption. The validity of the Plan, as well as the right of the Planning Commission to review various develoµnent proposals to assure their canpatibility with the City's expressed policies, requires that the Plan be officially adopted by the Carmission. It is also desirable for the City Council to adopt a resolution stating their concurrence with the goals, objectives, and policies stated in the Plan. Resolutions of adoption and concurrence are presented in the Appendix of this document. Land Developnent Codes [. Zoning Ordinance :~ 1,. i' 1 ,·· lt___. I . i 1: _ Zoning regulations are adopted under· the local police power granted by the State for the purpose of pranoting corrmuni ty heal th, safety, and general welfare. Such regulations have been strongly supported by the Michigan courts, as well as by the U.S. Supreme Court. Zoning consists of dividing the ccmnunity into districts, for the purpose of establishing density of population and regulating the use of land and buildings, their height and bulk, and the proportion of a lot that may be occupied by them. Regulations in different kinds of districts may be different; however, regulations within the same district must be consistent throughout the carmunity. The intent of zoning is to assure the orderly develoµnent of the community. Zoning is also employed as a means of protecting property values and other public and private investments. Because of the impact which zoning can have on the use of land and related services, it should be based on a canprehensive long-range ccmnunity plan. Zoning is an effective tool not only for the implementation of the Plan, but also benefits individual property owners. It protects homes and investments against the potential harmful intrusion of business and industry into residential neighborhoods; requires the spacing of buildings far enough apart to assure adequate light and air; prevents the overcrowding of land; facilitates the economical provision of essential public facilities; and aids in conservation of essential natural resources. -67- ! �,_,.: ' ' There are a variety of zoning approaches and techniques which may be employed to help assure that Davison remains an attractive canmunity in which to live and conduct business. These techniques acknowledge the critical role of both City officials and staff in enforcing the provisions of the local zoning ordinance. Two key tools available to City officials seeking to assure quality development are special approval use procedures, and performance guarantee provisions. n I L.: Some land uses are of such a nature that permission to locate them in a given district should not be granted outright, but should only be approved after assurances that the use will meet certain specified conditions • These types of land uses are called special approval, conditional, or special exception uses. The City currently uses this flexible zoning process to permit uses of land by following special procedures, including a public hearing and site plan review, to ensure the compatibility of the use within the vicinity in which it is to be located. This technique is based upon discretionary review and approval of special land uses. The site developnent requirements and standards upon which these decisions are made are specified in the Ordinance as required by state law. However, additional reasonable conditions may be attached in conjunction with the approval of a special land use including provisions to conserve natural resources and measures designed to prarote the use of land in an environmentally, socially, and economically desirable manner. r- ,_.i l.. , r ~- I. l~. r·"< I lr·i 'L •• { -• L..J In addition to the conventional zoning districts of the City of Davison, an additional overlay district can be formulated to better address certain special uses. An overlay district allows an additional level of zoning requirements to be superimposed upon existing zoning in specified areas shown on the zoning map. Any existing or new development within the overlay district must then comply with the requirements of the district and special provisions of the overlay zone. Overlay zones are most COITITK)nly used when an area requires special protection or has a special problem. Examples of situations in which overlay zones might be used include areas of special scenic or historic interest or areas in which physical conditions require special care. Potential overlay zones which should be considered by the City include special design provisions for the State Street Corridor and an historic preservation overlay district to preserve the City's historic and cultural resources. Protection of Davison's historical structures and areas can also be accornplished through the creation of an entirely new and separate historic zoning district. The Michigan law which makes historic preservation and the creation of historic districts legal is Public Act 169 of 1979. Under the act, the preservation of historic structures is declared to be a public purpose. The Act allows canmunities to adopt an ordinance to safeguard the heritage of the local unit of government; stabilize and improve property values; foster civic beauty; strengthen local economy; and, pranote the use of historic districts for the education, pleasure, and welfare of the citizens. -68- �L : r: ''·- . f ~: I ' 'l ' L ' r~l, ' ' u, I To ensure canpliance with a zoning ordinance and any conditions imposed under the ordinance, a conmunity may require that a performance guarantee, cash deposit, certified check, irrevocable bank letter of credit, or surety bond, acceptable to the City and covering the estimated cost of improvements on the parcel for which site plan approval is sought, be deposited with the Clerk. This per-fonnance guarantee protects the City by assuring the faithful canpletion of the improvements. The camnunity must establish procedures under which rebate of cash deposits will be made, in reasonable proportion to the ratio of work completed on the required improvements, as work progresses. A stable, knowledgeable Planning Conmission is critical to the success of the zoning process. The Canmission' s responsibilities include long-range plan formulation and the drafting of appropriate, reasonable zoning ordinance regulations designed to implement plan goals and objectives. Adoption of the zoning ordinance by the legislative body then provides the legal basis for enforcement of zoning ordinance provisions. The ultimate effectiveness of the various ordinance requirements, however, is dependent upon the overall quality of ordinance administration and enforcement. If administrative procedures are lax, or if enforcement of regulations is handled in an inconsistent, sporadic manner, the result will be unsatisfactory at best. The Building Department is often responsible for carrying out zoning/development related functions including building inspections, ordinance administration, conmunity/developer liaison, and so forth. Each of these functions requires a substantial investment of staff time. If sufficient time is not made available to carry out these critical functions, they may only be accanplished in a cursory manner. Therefore, the City should provide for adequate department staff levels and/or consuiting assistance to assure that these essential day-to-day functions will receive the professional attention required to assure quality development and redevelopnent. Capital Improvements Program I l_., [ The term "capital improvements" is generally intended to embrace large-scale projects of a fixed nature, the implementation of which results in new or expanded public facilities and services. Such items as public building construction, park developnent, sewer installation, waterworks improvements, street construction, land acquisition, and the acquisition of certain large-scale pieces of equipment (graders, sweepers, trucks, etc.) are included in the Capital Improvements Budget. Few camnunities are fortunate enough to have available at any given time sufficient revenuec capital improvements which acknowledges current and anticipated demands, and which recognizes present and potential financial resources available to the conmunity. The Capital Improvements Program is a major planning t<X>l for assuring that they proceed to completion in an efficient manner. The Capital Improvements Program is not intended to encourage the spending of additional public monies, but is simply a means by which an impartial evaluation of needs may be made. The program is a schedule established to expedite the implementation of authorized or contemplated projects. -69- �.. l _j l ·- In essence, the Capital Improvements Proc.;Jram is simply a schedule for implementing public capital improvements which acknowledges current and anticipated demands, and which recoc.;Jnizes present and potential financial resources available to the corrmunity. The Capital Improvements Proc.;Jram is a major planning tool for assuring that they proceed to canpletion in an efficient manner. The Capital Improvements Proc.;Jram is not intended to encourage the spending of additional public monies, but is simply a means by which an impartial evaluation of needs may be made. The proc.;Jram is a schedule established to expedite the implementation of authorized or contemplated projects. '. ' . L I_.; Long-range proc.;Jrarnming of public improvements is based upon three fundamental considerations. First, the proposed projects must be selected on the basis of corrmuni ty need. Second, the proc.;Jram must be developed within the canmunity's financial constraints and must be based upon a sound financial plan. Finally, proc.;Jram flexibility must be maintained through the annual review and approval of the capital budget. The strict observance of these conditions requires periodic analysis of various community development factors, as well as a thorough and continuing evaluation of all prol:X)sed improvements and re lated expenditures. It is essential that in the process of preparing and developing the proc.;Jram, the Planning Canmission be assigned a role in reviewing project proposals to assure conformity with the General Development Plan and to make reccmnendations regarding priocity-special projects, and appropriate methods of financing. Several Department Directors and Administrators of the City of Davison were recently interviewed for the purpose of generating a list of necessary capital improvements. A list of capital improvements for each department is listed in the Appendix. ,- ,. l - .' ·, Many sources of governmental assistance are available to aid local officials and private interests in meeting desired land use objectives or improvement needs. Federal, state, and local plan implementation resources which should be considered for use by the City are listed below in Table 31 by funding source. Co-Developnent ;_ \~ Local government must also be coc.;Jnizant of enhancing the financial feasibility of private development projects through "co-development." Co-development is simply the joint public and private investment for a common purpose. The participation can range from direct loans to private interests to reduce the capital needed to develop a project, selling publicly controlled land at less than fair market value to lower construction costs, or by issuing bonds to acquire land, construct buildings, or acquire equipment which the City would sell or lease to private industry. ' . -70- �• •• ,.------l r---- - L_ -- ··---, ~-. - r··---. . ,--·~- ... ~ ~ . .. ---, ) :----1; ,.-----,. , \_ r·----,._,, ~- - .J :--·· ,J ,, --1 '--·7 J, , TABLE 31 Pl.AN ltf>LEMENTATION RESOmCES CI TY OF D.\ yI SON. GEHESEE COllffY. NI au 61\N* FlK>ING some£ Fed era I PR06RAM NMIE PR06RAM DESCRIPTION CXNEfTS Convnunlty Development Block Grant (COOG) Program Flexible program developed to replace categorical grants. Eligible projects Include property acquisition, Installation or repair of public tacl lltles (roads, water, and sewer I Ines, etc.> bul ldlng rehabilitation and _preservatlon, and planning activities. Projects must meet one of three natlonal object Ives: 1 ) benet It IOf/ and moderate Income persons; 2) aid In the prevention of slums or blight; and, 3) meet community development need having a particular urgency. Economic Development Admln., Public Works and Development Facilities Assistance Funding for public works and development tacl lltles that contribute to Job retention or creation. Committed private Investment Is required. EDA participation will range from 50-80% of project cost. Section 202 Housing Program Loan programs to provide funding tor senior citizen and handicapped housing. New construction, rehabilitation and congregate housing Is al I ellglble. Only nonprofit corporations and cooperatives may be sponsors. Industrial Development Corp. Act (Act 327 of 1931) IDCs may be established as profit or nonprofit organization to purchase sites and construct buildings to stimulate local Industrial activity. First major state economic development program. Rehabilitation of Blighted Area Act (Act 344 of 1945) Localities are permitted to develop plans, seek citizen review and sell bonds for funding rehabilitation projects to ellmlnate blighted areas. Act was recently amended to Include "potentially blighted" areas. Shopping Area Redevelopment Act (Act 120 of 1961) Act permits renewal of the principal shopping area of community with revenue bonds and speclal assessments. Activities are restrfcted to Improving streets, walkways, parking lots, and urban mat Is. Economic Development Corp. Act (Act 338 of 1974) Nonprofit EDC Is created by community. EDC may acquire land, construct buildings, and acquire equipment, which It sells or leases to private Industry. Financing Is obtained from the sale of bonds, or from loans or grants from the Ioca I convnun Ity • I --.J t--' I State I �• .i) TA.31 PLAN 1..-LENEMTATION RESOlR:ES MICHi~• CITY OF MYISON. GENESEE COlMY. (Cont In ued) flN)I~ S0mCE State (Cont) I -..J PR09W4 NAME PR09W4 DESCRIPTION COl4ENTS Downtown Development Authority Act (Act 197 of 1975) City created ODA can finance the restoration or development of a central business district through bond Issues, tax levies (two ml I I cap), or tax Increment financing. Michigan Urban Land Assembly Act (Act 177 of 1981) This Act provides for a state loan fund to assist communities with high unemployment and demonstrating a shortage of Industrial prope.rty In the acquisition of real property tor economic development. The Michigan Economic Development Authority Act (Act 70 of 1982) The state MEDA can make loans, financed by bonds Issued on oll and gas severance taxes, directly to cities, or to there DOA or EDC. Loans can be used for Installation of streets, walkways, Improvements to recreation facllltles, property acquisition, bulldlng rehabilitation and all related administrative costs. The community must come up with 50% of the project cost from Its own or other sources, and MEDA wl I I loan the other 50%. The Local Development Financing Act (Act 281 of 1986) City created Local Development Financing Authority can finance public faclllty Improvements, using tax Increment financing, from revenues captured from Increased value of any ellglble property. Ellglble property consists of property of which the primary purpose and use Is manufacturing, processing of goods and materials by physical or chemical change, agricultural processing, or high technology activity. A community may develop a certified N I Widely used In state of Michigan. DDA may provide back-up financing for historic projects. lndustrlal park and use captured revenues from eligible property within the park for public facilities for other property within the park. �,.... \ ,.., II .' I '·-· \ ; The mcst pcpular co-develcpment technique being emplcyed is tax increment financing (TIF) under PA 197 (the Dcwntcwn Develcpment Authority Act). TIF is an attractive financing tool because it allcws canmunities to pay for needed public improvements at virtually no ccst to their general fund. TIF works by capturing, for a specifically defined time, all or a portion of the increased tax revenue (above a "frozen" base year), that may result fran increases in assessed valuation which arise fran new develcpment. Prcperty taxes normally allocated to all taxing jurisdictions (school district, crunty, etc.) can be captured to finance public improvements. It is important to rnccgnize that TIF is not a new tax. It is simply a methcx:i which allcws for the diversion of tax dollars to be used for specified public improvements. I • ·. l. I. \ .. , ('. ( The legality of TIF as a financing tool has, until recently, been suspect. It has been argued that the divecsion of tax dollars to local develcpment projects, when they were voted for schools and other governmental purpcses, was unconstitutional. The Michigan Supreme Crurt, hcwever, provided an Advisory Opinioo on the constitutionality of PA 281 of 1986 (the LDFA Act), the mcst cecent TIF vehicle. The Crurt held that the capture and use of tax increment revenues as authorized by the Local Develcpment Financing Act doos not violate the provisions of the state's constitution. Inasmuch as TIF procedures under PA 281 and PA 197 are similar, it is presumed that a DDA's use of TIF is supportable. ' The City of Davison established a Dcwntcwn Develcpment Authority in 1976 to facilitate improvements and address the econanic develcpnent needs of Davison's Central Business District. Significant canmercial expansion cpportunities exist to the north, rutside of the City's DDA, aloog M-15. It is new apprcpriate for the City of Davison to consider expanding the brundades of its DDA Distdct to encanpass areas where new develcpment will occur, to ensure the availability of funds for public maintenance and improvements within the expanded carmercial district. f . \ I l- '.., -74- �(~. i \ f-' ! \. . r. I L \ t ,' •., ,., r.l ' . L APPENDIX �- ( l ' \ ;-. I ~ ' R.;;; ,-.. DEPARTMENT OF PUBLIC WORKS Director of Public Works - Todd Scrima (Interviewed on 9-29-89) ' I I., ~ j . WATER A. Water mains that need replacement. 1. Lapeer Street between Hill and Flint Streets. Presently, a 4-inch that breaks often. Would like to see it become at least a 6-inch. Total 1,000 feet. 2. Would like to see Genesee Street main increased to a 6-inch. Presently, it is only a 2-inch. It is extremely difficult to find parts for a 2-inch line today. Total - 400 feet. r..._ i. . l C __ , \_, r· iI :·, l· B. [ c. f~ \ Complete 12-inch main around the perimeter of the City. 1. Six thousand two hundred feet of 12-inch main needed. 2. Complete in the next ten years. Eliminate dead end lines. 1. Need a westerly extension on West Rising. Approximately 1,200 feet of 8-inch line to tie into the 12-inch perimeter main. 2. Eliminate Lexington Street 4-inch line dead end. Upgrade to a 6-inch line and tie it into Clark Street. Total - 200 feet. 3. Need a 6-inch line on JFK Drive and connect to Flint Street. 4. Would like a 4-inch line on Garland Street to go under railroad tracks into 8-inch main on w. Rising Street. ( . I . \. - L... ( . L II f l__ t ( -· \. ... SEWER A. Run additional storm sewers. B. All residential weeping tiles need to be included in sewer system. �r L~ III FACILITIES A. I: Public works yard. 1. Need 5,000 square feet of vehicle storage. 2. Recycling station needs seven bins at $3,500 each. 3. Composting area site expansion and improvements $10,000. i c~ . B. Would like to have all City departments on the same floor of the building. c. Computers. I L .. IV More capability. 2. Versatile printer. VEHICLES A. i 1. l: General equipment. 1. Vactor - should be replaced in 1989. 2. Sweepers - model year 1977 - should have been replaced in 1985. 3. Front end loader - presently, City does not have one at all. They need a two yard or three yard at $50,000. 4. Tractor back hoe - will need replacement by 1991. (~ :.:trt , ( . t . i...J r- 1 L. 8 .. [ V r I l (~·.·· vti, i.._ .. 1. Tractor - $20,000 2. Turner - $25,000 3. Loader - $22,000 STAFF A. {, Composting vehicles. Additional two full time crew for field work. �r~- l : ( ~ . ,, r L\ VOLUNTEER FIRE DEPARTMENT Servicing the City of Davison, Davison Township, and Richfield Township - Lee Keeney, Fire Chief (Interviewed 10-2-89) I ,1·,- FACILITIES A. Anticipate an addition to existing facility. B. Possible need for a substation. I ·-· c. II \ l f~ .... _.- ( ! III 2. Substation would be approximately 5,000 square feet. 3. Bight hundred - 4. Three - 6,000 1,000 square feet office space. four bays. Fire training building. A. Replacement of pumper. in the next five - B. An additional tanker will be needed in the next five ten years. C. Mini pumper and tanker. would be needed if a substation were built. This equipment costs approximately $270,000 in today's market. ten years. STAFFING A. f Location of substation in Richfield Township due to the fact it is farthest away. VEHICLES l . L l. Full time fire chief. 'j . ( . I l. Fire safety inspections. 2. Assist building inspector. 3. Educational activities. L.' ( l, l_ B. Full time secretary. ' c. May need full time firemen ten years from now. ' L~ ! . IV WATER RESOURCES A. Would like to see City water systems updated. B. Addition of. water. and hydrants in the Townships. �r, l~ f.J l!»... $3.. r · .. \ , C.~ r-·•. \ / I- L r· {.__. r ·. \ (. _ 5.i~.ll.ff~ 14:.q iii ~ ll>;r;~;a1~Jitili nlQJ at:>'~li:QJ.~I.J}% -- ~ii.t.:. l \/,e_, l)Ji'.e~r;:e_, -.. $,;ll,,~Q)Q)· --- $.,l!.,,it@@) ~cilli. .. l,._.I.' e:-. fi!UJll]tw ~~ltl11lQi4-.~ j 9,"!ili.~~S; -- lfuii.l'\ti.ii.[ltµ.fflt <i>K: lt®.1rt ~Qffi~Ee~Ee s,141:ii.ti:s, lfwr- tt..:.~ !'M€}S(.ll fr.ii~ ~l'i:% -=- $;7/,,Q';f;J.}J ~~ili-. lj;_dil\!1~:git._ii. <Z>n\<;l.lli tt.~~c;li ii Ill.ii l'il9J {?)lrQQJf{v.fJ'h ~ lil~~Ql s_,~ n-Etw1 r:e;s,ou,t;"-ces: th-1'8 ~x.J~ f .i;'{.~ Y;efa11<:S;•. ~t ~hlit fil; �i. , r· C r~: l POLICE DEPARTMENT Police Chief - Bob ,Johnson (Inter.viewed 9-29-89) I FACILITIES A. ' c·-, I ! Office area. l. 0 ff ice too sma 11. 2. Need more filing space. 1. Anticipate computer updating and back-up printer. 4• Two typewriters. 5. Miscellaneous office furniture. ' (-[· (. _; B. r l. Shooting range. l. Want to establish 1n the City park. 2. Officers need to shoot once a month. they are shooting twice a year. 3. One acr.e of land would be needed for the range. 4. Buffer berm would be needed approximately 10 - 15 feet high. 5. Possible fencing. Presently, (_ L_. C. L Vehicle. l. ( ; Garage a. Would like a garage close to Police Depactment. b. Garage would be a minimum of four spaces. c. Does not need to be heated. d. Garage would reduce the current vehicle vandalism. L~ '.~ . l {__.,. 2. i ·-~ Additional patrol cars would be needed if additional staff was added. �r-; I' ' l:., r-- ;1- o. r L Jail space. l. Holding cell space presently sufficient. 2. Sink and stool may need to be replaced with stainless steel. f: t ' II III f"' I STAFFING A. Need two more officers to sufficiently cover ar e a full time. R. Possibly one part-time secretary. TRAFFIC CONDITIONS A. Speeding area on M-15. B. Accidents on Mill and State Streets are high and this area could use a left turn lane. ! ( IV ' MISCELLANEOUS t.~· A. Need to replace eight bullet proof vests. ,ii. B. Need semi-automatic guns. (~ I . t .• r· I I., L I ~ L I " I• \ L. C I i L �PUBLIC FACILITIES Gary Pavilok/Sheila Morgan/Tom Ryan (Interviewed 10-10-89) I FACILITIES A. Ambulance facility. 1. f~ B. Building additions 2,560 square feet. Libr:-ary. l - C 1. Restr.oom facilities. 2. Separate board roan/director's office, and staff room. 1. Meeting room. 4. Computer. 5. Typewr:-i.ter.. 6. Microfilm r:-eader. 7. Stora cJe room. 8. New furniture. 9. Additional parking space. , .. ' L c. nial-a-rid1=. l. D. Service ar:-ea expansion - two mile radius. Post office. ( L f II l __ 1. Workroom expansion - 10,000 to 12,000 square feet. 2. Additional service counter:- window. 3. Remodeling of postmaster's office. 4. Restroom expansion. 5. Handicapped access. 6. Genecal building maintenance/renovation. i . ' '·. �r L r C [ ARCHITECTURAL STYLES CITY OF DAVISON, GENESEE COUNTY, MICHIGAN CCMMERCIAL Sl"YLES Italianate Commercial Facade 1880-1900 n ll .'· r·I . ' [ ' A typical ccmnercial building may date from the 1880's or early 1900's when a thriving econany produced a coast-to-coast building boom. DJrable materials were used such as brick, stone or cast iron. These structures stand two to three stories high. Che the ground floor is a retail business and the second floor served as the shop keeper's apartment or it was leased as office space. Large panes of glass, separated by thin structural members, allowed for shop displays on the ground floor leve~. Above, the owner's quarters or office space had a number ot smaller windows. Additions to the basic facade were typically awni~g, canopies and window boxes. ( ' I L. Art D:?co r-- Art ~co is characterized by a linear, hard edge or angular composition often with a vertical emphasis and highlighted with stylized decoration. Building facades are often arranged in a series of set backs emphasizing the geometric form. The shop front is streamlined, using smooth surfaces with relief sculpture as a design element. '1 ..· L 1925-1940 RELIGI<ll> S1"YLf.S F.clcctic/Spanish Colonial Ievival r~ ! (_ Corrroon features of the Spanish Colonial Revival include a rectangle plan, niche in the curvilinear gable, saucer-like dome tower, arched window openings, and arched portal. ( l_ Greek Ievival 1830 - 1860 ''. I The Greek Revival style is an adaptation of the classic Greek temple front. Columns may be free standing or incorporated into the facade. I:borways and windows are boldiy delineated. Smooth wall surfaces provide ideal backgrounds for orname_ntation in wocxi of Greek-inspired rrotifs (such as pediments and large frieze). -1- L ... �r i l.. f. Ir . [ carpenters Gothic 1840-1880 r· l_ _, r · l l: The G'.:>thic Revival style was used for everything fran picturesque cottages to large stone castles. Olaracteristic of the cottage and villa arc steeply pitched roofs, wall dormers, hood wolds over the windows, gingerbread trim along the eaves, and pointed windows. With the help of the American scroll saw, the expensive stone"nDrk which distinguished G'.:>thic revival mansions soon was m:x::ked in 'nDO<l. The carpenter's G'.:>thic is much rrore coorronly seen today. [ Oicenl\nne 1880 - 1900 [ 1he Ouecn Anne style is a rrost varied and decoratively rich style. 1he asynmctrical composition consists of a variety of forms, textures, materials and colors. This style in~ludes ~y architectural parts such as tall chironeys, projecting ipavilions, porches, bays, turrets, and towers. The QJeen Anne made use of creative, decorative materials such as shingles, masonry and mil lwork. [ re l._ VERNACULAR STYLES ( L IL, r 1......, L I L ( L, Bunqal°" 1890 - 1930 Each period in American architecture has produced a favorite small hou:.r.. DJring this period, the bungalow served as the achievable American dream. The bung2 1~w is characteristic of a low pitched uabled roof, roof rafter~; .· -11.-:i lly exposed, under roof overhang, porche !; that arc either full 01 partial width, columns or pedestals thal frequently extend to ground level. Prairie Style 1900 - 1920 'Ihc Prairie style consists of a one or two story house built with brick, timber of stucco. The eaves of the low-pitch roof extend well beyond the wall creating a definite horizontal and low to the ground quality. The prairie style takes it's name from the prairies of the Midwest and was developed by Frank Lloyd Wright. L. -2- �.Arrerican Foursquare n L 1900 - 1930 The /\merican foursquare is an expression of the return to simplicity and true democracy. It is characterized by four equally-sized roo~s per floor. Such homes exhibit many : basic features such as an unadorned boxlike sl1apc, low hipped roof with dormers, porch with filled-in railing an<l simple columns, and most often devoid of any "style features." TI1C lbrcstead lbuse 1900 - 1930 [ \ l, ({ij The llancstead 1-buse is found both in the country and the city. This house was designed to provide econanical shelter and provide maximum floor spuce under a single rex>f. The lack of ornarrentation reduced construction time and kept maintenance to a m1n1mum. TI1e Homestead !louse was built with electricity and index>r plumbing and was· considered a "modern dwelling" at tile time. The exterior is often made of clapboard siding and simple corner boards. The entry door is always located on the ga~led enq and a porch extends across the facade. i L• rl .. I, l .1 L rl~ ! L ( L, -3- �rL 200 r.. FLINT STREET P.O . BOX IJO OAVISON, MICHIGAN 48423 f --:': I: • r· L [ r·-· t. l~ f. rl_ L ( L L L fl ~ l \ L Tl'l.l il'IIONI' (J IJ) 653 -2191 CITY OF DAVISON MASTER PLAN CITY PLANNING COMMISSION RESOLUTION OF ADOPTION WHEREAS, the City of Davison, Genesee County, Michigan, has established a City Planning Commission under the terms of the Municipal Planning Commission Act, Act 285 of the Public Acts of 1931, to provide for Municipal Planning; and WHEREAS, said Planning Commission has made inquiries, investigations, and surveys of the resources of the City and assembled and analyzed data and formulated plans for the proper conservation and uses of all resources, including a determination of the extend of probable future need for the most advantageous designation of lands having various use potentials and for services, facilities, and utilities required to equip such lands; and WHEREAS, said Planning Commission held a Public Hearing as required by law, to provide an opportunity for citizens to express opinions, ask questions, and discuss all aspects of the Plan; and WHEREAS, said Planning Commission took the comments of citizens made at the Public Hearing under advisement, NOW, THEREFORE, BE IT RESOLVED this 9th day of October , 1990, that the City of Davison Planning Commission does hereby adopt the City of Davison Master Plan including the goals and policies stated in the text and as depicted in the Master Plan Map, and BE IT FURTHER RESOLVED that the City of Davison Planning Commission shall employ said goals and policies as established in the Master Plan as a basis for their evaluation of future development proposals, future rezoning petitions, and future capital improvement programming recommendations. David H. Fulcher, Chairman City of Davison Planning Commission �'I • I l -- r-, • I· [ 200 E. FU NT STREET P.O. BOX IJO OAVISON, MICHIGAN 48423 . Tl·.l.l ' l'IIONI'. () IJ) 65J -21lJI [~: CITY OF DAVISON MASTER PLAN CITY COUNCIL RESOLUTION OF CONCURRENCE ,J WHEREAS, the City of Davison, Genesee County, Michigan, has established a City Planning Commission under the terms of the Municipal Planning Commission Act, Act 285 of the Public Acts of 1931, to provide for Municipal Planning; and WHEREAS, said Planning Commission has made inquiries, investigations, and surveys of the resources of the City and assembled and analyzed data and formulated plans for the proper conservation and uses of all resources, including a determination of the extent of probable future needs for the most advantageous desiguation of lands having various use potentials and for services, facilities, and utilities required to equip such lands; and WHEREAS, said Planning Commission held a Public Hearing as required by law, to provide an opportunity for citizens to express opinions, ask questions, and discuss all aspects of the Plan; and WHEREAS, said Planning Commission took the comments of citizens made at the Public Hearing under advisement, and subsequently adopted said plan as prescribed by said Act 285, I • ! L [ l. L I ' - ,. f. l I l i._. NOW, THEREFORE, BE IT RESOLVED this 22nd day of October, 1990, that the City Council of the City of Davison does hereby concur with the goals and policies formulated by the City Planning Commission as depicted on the Master Plan Map and as discussed in the accompanying text, and BE IT FURTHER RESOLVED that the City Council of the City of Davison shall employ said goals and policies as established in the Master Plan as a basis for their evaluation of future development proposals, future rezoning petitions, and future capital improvement programming. � 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 Davison_Community-Master-Plan_1990 Creator An entity primarily responsible for making the resource Wade-Trim/IMPACT Municipal and Planning Consultants Date A point or period of time associated with an event in the lifecycle of the resource 1990-10-22 Title A name given to the resource City of Davison Community Master Plan Description An account of the resource The City of Davison Community Master Plan was prepared by Wade-Trim/IMPACT Municipal and Planning Consultants and was formally recognized by the City of Davison, City Council on October 22, 1990. Subject The topic of the resource Master plan reports Davison (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